25 Jalan Sempadan 457400, Frankel, East Region, Singapore
$1,880,000
🏡 Marina Villa Condo 3 bedrooms, 1130sq ft --- ✨ Key Highlights Corner Unit – More privacy, brighter and breezier with windows on multiple sides Full Condo Facilities – Pool, gym, clubhouse, tennis court, playground, BBQ area & 24/7 security Peaceful Facing – Not facing any highway; quiet and serene surroundings Main door orientation - North Size: 1130 sq ft MCST fee: $1350/quarter Asking Price: $1.88m negotiable --- 📍 Location & Connectivity MRT Access: Sheltered 3 mins to Siglap MRT Transport: Easy access to ECP, Bedok and schools nearby --- 🛍️ Surrounding Amenities 24hrs NTUC FairPrice @ Siglap New Market (0.7km) - CS Fresh @ Siglap V (around 0.6 km) - Siglap Centre which is just 1 km away. - Interesting and exciting shops just within few minutes walk. - F&B Chill Bars & Cafes are all along Upper East Coast Road. --- 🎓 Schools & Education Opera Estate Pri Sch Ngee Ann Pri Sch Tao Nan Pri School Bedok Green Primary School CHIJ (Katong) Pri Sch Fengshan Pri Sch St. Stephen's Pri Sch 🏠 Perfect For ✔ Families who wants kids to have proximity to good schools ✔ Buyers who value privacy but still need MRT and shopping within minutes ✔ Investors looking for a property with strong resale potential in District 16 Asking price $1.88m negotiable
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
98
Average Price
S1.7M
Total Value
S164.4M
Calculating fair value from URA transaction data…


License: L3007139C
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Automated Valuation based on 74 URA transactions
Fair Value
S$1.71M
S$1,513 psf
Asking Price
S$1.88M
S$1,664 psf
vs Market
+9.9%
vs Last Done
+4.5%
Tenure
72 yrs
99-year Leasehold · Balance remaining
Confidence
High
74 comps
Nearest MRT
Bedok
1501m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
74 comparable transactions
S$1,325
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.385
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,513
Recent Comparable Transactions
10 shown · 74 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | JALAN SEMPADAN Floor 01-05 | 1,130sqft | S$1,800,000 | ▲S$1,593 +5.3% vs FV | 99 yrs lease commencing from 1995 |
Jun 2025 | JALAN SEMPADAN Floor 01-05 | 1,130sqft | S$1,800,000 | ▲S$1,593 +5.3% vs FV | 99 yrs lease commencing from 1995 |
May 2025 | JALAN SEMPADAN Floor 01-05 | 1,130sqft | S$1,650,000 | ▼S$1,460 -3.5% vs FV | 99 yrs lease commencing from 1995 |
May 2025 | JALAN SEMPADAN Floor 01-05 | 1,249sqft | S$2,080,000 | ▲S$1,666 +10.1% vs FV | 99 yrs lease commencing from 1995 |
May 2025 | JALAN SEMPADAN Floor 01-05 | 2,314sqft | S$2,600,000 | ▼S$1,123 -25.8% vs FV | 99 yrs lease commencing from 1995 |
May 2025 | JALAN SEMPADAN Floor 01-05 | 1,507sqft | S$2,100,000 | ▼S$1,394 -7.9% vs FV | 99 yrs lease commencing from 1995 |
May 2025 | JALAN SEMPADAN Floor 01-05 | 1,378sqft | S$2,010,000 | ▼S$1,459 -3.6% vs FV | 99 yrs lease commencing from 1995 |
Feb 2025 | JALAN SEMPADAN Floor 01-05 | 1,281sqft | S$2,060,000 | ▲S$1,608 +6.3% vs FV | 99 yrs lease commencing from 1995 |
Jan 2025 | JALAN SEMPADAN Floor 01-05 | 1,625sqft | S$2,350,000 | ▼S$1,446 -4.4% vs FV | 99 yrs lease commencing from 1995 |
Nov 2024 | JALAN SEMPADAN Floor 01-05 | 1,249sqft | S$1,940,000 | ▲S$1,554 +2.7% vs FV | 99 yrs lease commencing from 1995 |
Nov 2024 | JALAN SEMPADAN Floor 01-05 | 1,152sqft | S$1,905,000 | ▲S$1,654 +9.3% vs FV | 99 yrs lease commencing from 1995 |
JALAN SEMPADAN
Jun 2025 · Floor 01-05
+5.3% vs FV
JALAN SEMPADAN
Jun 2025 · Floor 01-05
+5.3% vs FV
JALAN SEMPADAN
May 2025 · Floor 01-05
-3.5% vs FV
JALAN SEMPADAN
May 2025 · Floor 01-05
+10.1% vs FV
JALAN SEMPADAN
May 2025 · Floor 01-05
-25.8% vs FV
JALAN SEMPADAN
May 2025 · Floor 01-05
-7.9% vs FV
JALAN SEMPADAN
May 2025 · Floor 01-05
-3.6% vs FV
JALAN SEMPADAN
Feb 2025 · Floor 01-05
+6.3% vs FV
JALAN SEMPADAN
Jan 2025 · Floor 01-05
-4.4% vs FV
JALAN SEMPADAN
Nov 2024 · Floor 01-05
+2.7% vs FV
JALAN SEMPADAN
Nov 2024 · Floor 01-05
+9.3% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.