Meragi Close, Simei, East Region, Singapore
$4,500,000
Open House on Saturday (18 Apr) Book Your Slot Now! 4-5pm 999 Yrs Landed @ Meragi Meragi Close | D16 | 999 Yrs | Inter-Terrace | 3 Bed 3 Bath | Private & Quiet Estate | Regular Land Plot | 3-storey landed zoning | Original Condition EXCLUSIVE LISTING! NEW! RARE! QUIET AND PRIVATE ESTATE! 2 Storey 999 Years Inter Terrace Near Upper Changi / Simei MRT For Sale 3 Bedrooms, 3 Bathroom inter-terrace house with approximately 2568 sqft of living space. Own a legacy! Suitable for buyers interested in - Interior Renovations - Addition and Alteration - Tearing Down and Rebuilding Unit Details: 999 Yrs from 1885 Land Plot - Width: 7.32 m wide - Depth: 27.93 m long - Area Approx: 2200 sqft - 2 Storeys - **3 Storeys Zone** - Original Condition Level Configuration: Level 1 - Living area - Dining area - Spacious kitchen - Helper’s room - Helper’s bathroom - Storage under staircase - Yard Level 2 - 1 master bedroom with attached bathroom - 2 bedrooms with shared bathroom Primary Schools: Based on OneMap, the property address entered is within 1km (inclusive) from the following school(s): - Changkat Primary School The property address entered is above 1km (exclusive) to 2km (inclusive) from the following school(s): - Chongzheng Primary School - East Spring Primary School - Gongshang Primary School - Tampines Primary School - Yumin Primary School Accessibility and Amenities: Short Walking Distance to - DT34 Upper Changi MRT (5 min) - EW3 Simei MRT (15 mins) Nearby Groceries and Malls - Eastpoint Mall (NTUC Fairprice) - Changi City Point (Fairprice Finest) For viewing arrangements, kindly contact Chew Karin 9846 XXXX See you soon! Chew Karin 9846 XXXX See you soon!
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Total Transactions
8
Average Price
S3.5M
Total Value
S27.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 4 HDB resale transactions (data.gov.sg)
Fair Value
S$1.08M
S$415 psf
Asking Price
S$4.50M
S$2,045 psf
vs Market
+316.8%
vs Last Done
+244.3%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Upper Changi
415m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$554
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.714
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$415
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | Blk 110 BEDOK NTH RD Floor 10 TO 12 | 1,733sqft | S$1,030,000 | ▲S$594 +43.1% vs FV | 99yr from 1977 |
Aug 2025 | Blk 110 BEDOK NTH RD Floor 10 TO 12 | 1,733sqft | S$1,030,000 | ▲S$594 +43.1% vs FV | 99yr from 1977 |
Aug 2025 | Blk 110 BEDOK NTH RD Floor 10 TO 12 | 1,733sqft | S$1,030,000 | ▲S$594 +43.1% vs FV | 99yr from 1977 |
Jul 2024 | Blk 424 BEDOK NTH AVE 1 Floor 10 TO 12 | 1,755sqft | S$900,000 | ▲S$513 +23.6% vs FV | 99yr from 1979 |
Jul 2024 | Blk 424 BEDOK NTH AVE 1 Floor 10 TO 12 | 1,755sqft | S$900,000 | ▲S$513 +23.6% vs FV | 99yr from 1979 |
Blk 110 BEDOK NTH RD
Aug 2025 · Floor 10 TO 12
+43.1% vs FV
Blk 110 BEDOK NTH RD
Aug 2025 · Floor 10 TO 12
+43.1% vs FV
Blk 110 BEDOK NTH RD
Aug 2025 · Floor 10 TO 12
+43.1% vs FV
Blk 424 BEDOK NTH AVE 1
Jul 2024 · Floor 10 TO 12
+23.6% vs FV
Blk 424 BEDOK NTH AVE 1
Jul 2024 · Floor 10 TO 12
+23.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bedok, with an estimated value of $1,079,618, reveals intriguing insights into the local property market dynamics. Priced at $415 per square foot, this property is currently positioned significantly above the market baseline, reflecting a striking 316.8% difference. Such an elevated valuation raises questions about underlying factors that could be influencing this premium, particularly given the remaining lease of 50 years, which can often deter potential buyers in the HDB resale market.
Despite the apparent allure of this property, the model confidence is assessed as low, based on a limited sample of only four recent HDB resale transactions in the vicinity. This suggests a potential volatility in market sentiment, as buyers may be cautious in committing to a property with a shorter remaining lease. It is essential for prospective buyers to consider not only the immediate value proposition but also the long-term implications of leasehold status in a dynamic urban landscape like Singapore. As such, while the Bedok Executive HDB may command attention due to its above-market valuation, careful consideration of lease longevity and market trends is paramount for informed decision-making.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.