Tay Lian Teck Road, Frankel, East Region, Singapore
$8,780,000
Key Highlights - 5 Bedrooms with Ensuite Bathrooms - 1 Utility Room/ Helper's Room - 1 Bathroom - Swimming Pool with Jacuzzi and Pool Deck - Household Shelter - Home Lift - Open Concept Dry Kitchen - Enclosed Wet Kitchen - Car Porch for 2 Cars Nearby MRT Stations Siglap MRT (TE28) – Thomson-East Coast Line (closest) Bayshore MRT (TE29) – Thomson-East Coast Line Bedok MRT (EW5) – East-West Line Kembangan MRT (EW6) – East-West Line Tanah Merah MRT (EW4) – East-West Line Schools Primary: Opera Estate Primary School Tao Nan School St. Stephen's School Ngee Ann Primary School Secondary: Bedok South, Victoria School nearby) Amenities Shopping & Groceries Siglap Shopping Centre Bedok Mall, Bedok Point, Djitsun Mall NTUC FairPrice (Siglap New Market), Cold Storage Siglap, Sheng Siong Hawker Centres & Food Bedok South Rd Block 16 Market & Food Centre (~1.1 km) Marine Parade Hawker Centre (~1.7 km) Parks & Recreation Siglap Linear Park Siglap Park Connector (links to East Coast Park, Bedok Reservoir Park) Aida Park, Opera Estate Football Field, Bangsawan Park Community Siglap Community Centre (151 Bedok South Rd) Siglap South Community Centre (6 Palm Road) Kampung Siglap (sports, playground, amphitheatre) Call Brandon Chia 9022XXXX
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Total Transactions
12
Average Price
S1.3M
Total Value
S15.4M
Calculating fair value from URA transaction data…


License: L3009250K
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Automated Valuation based on 81 URA transactions
Fair Value
S$14.00M
S$2,272 psf
Asking Price
S$8.78M
S$3,560 psf
vs Market
-37.3%
vs Last Done
+48.8%
Tenure
Freehold
No lease decay
Confidence
High
81 comps
Nearest MRT
Bedok
1240m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
81 comparable transactions
S$1,934
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,272
Recent Comparable Transactions
10 shown · 81 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | NALLUR ROAD Floor - | 2,530sqft | S$6,050,000 | ▲S$2,392 +5.3% vs FV | Freehold |
Jul 2025 | NALLUR ROAD Floor - | 2,530sqft | S$6,050,000 | ▲S$2,392 +5.3% vs FV | Freehold |
Jul 2025 | ELLIOT WALK Floor - | 3,609sqft | S$6,880,000 | ▼S$1,906 -16.1% vs FV | Freehold |
Jul 2025 | WOO MON CHEW ROAD Floor - | 2,381sqft | S$4,525,000 | ▼S$1,900 -16.4% vs FV | Freehold |
Jul 2025 | WOO MON CHEW ROAD Floor - | 2,381sqft | S$4,525,000 | ▼S$1,900 -16.4% vs FV | Freehold |
Jul 2025 | WOO MON CHEW ROAD Floor - | 2,381sqft | S$4,525,000 | ▼S$1,900 -16.4% vs FV | Freehold |
Jun 2025 | PALM AVENUE Floor - | 3,305sqft | S$8,380,000 | ▲S$2,536 +11.6% vs FV | Freehold |
Jun 2025 | PALM AVENUE Floor - | 3,305sqft | S$8,380,000 | ▲S$2,536 +11.6% vs FV | Freehold |
May 2025 | WOO MON CHEW ROAD Floor - | 6,772sqft | S$11,500,000 | ▼S$1,698 -25.3% vs FV | Freehold |
May 2025 | WOO MON CHEW ROAD Floor - | 6,772sqft | S$11,500,000 | ▼S$1,698 -25.3% vs FV | Freehold |
May 2025 | WOO MON CHEW ROAD Floor - | 6,772sqft | S$11,500,000 | ▼S$1,698 -25.3% vs FV | Freehold |
NALLUR ROAD
Jul 2025 · Floor -
+5.3% vs FV
NALLUR ROAD
Jul 2025 · Floor -
+5.3% vs FV
ELLIOT WALK
Jul 2025 · Floor -
-16.1% vs FV
WOO MON CHEW ROAD
Jul 2025 · Floor -
-16.4% vs FV
WOO MON CHEW ROAD
Jul 2025 · Floor -
-16.4% vs FV
WOO MON CHEW ROAD
Jul 2025 · Floor -
-16.4% vs FV
PALM AVENUE
Jun 2025 · Floor -
+11.6% vs FV
PALM AVENUE
Jun 2025 · Floor -
+11.6% vs FV
WOO MON CHEW ROAD
May 2025 · Floor -
-25.3% vs FV
WOO MON CHEW ROAD
May 2025 · Floor -
-25.3% vs FV
WOO MON CHEW ROAD
May 2025 · Floor -
-25.3% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.