21a Jalan Haji Salam 468792, Bedok South, East Region, Singapore
$3,500,000
* Freehold Bright and Quiet 3 storeys apartment with huge living room and gardens. * Level 1 storage area and walk up to living room at level 2. It is an apartment with landed property layout. * Level 2 comes with Huge size living room, two gardens , dinning hall, kitchen , yard and a common room with bathroom. * Level 3 will be the master bedroom with a huge waredrobe area and attached bathroom. There is also another common room with a bathroom. Both master bedroom and common room can placed a king size bed which is rare to find. * You will have your own carpark lot and also additional space for more than one car. * Nearby amenities include market, supermarket and good schools. * For more information and exclusive viewing , please contact Ai Ling @8127 XXXX or wechat : lyeailing
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Total Transactions
2
Average Price
S2.2M
Total Value
S4.4M
Calculating fair value from URA transaction data…
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Automated Valuation based on 189 URA transactions
Fair Value
S$6.69M
S$2,085 psf
Asking Price
S$3.50M
S$1,091 psf
vs Market
-47.7%
vs Last Done
-22.7%
Tenure
Freehold
No lease decay
Confidence
High
189 comps
Nearest MRT
Tanah Merah
979m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
189 comparable transactions
S$2,064
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,085
Recent Comparable Transactions
10 shown · 189 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | EASTWOOD ROAD Floor 01-05 | 1,173sqft | S$1,655,000 | ▼S$1,411 -32.3% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | EASTWOOD ROAD Floor 01-05 | 1,173sqft | S$1,655,000 | ▼S$1,411 -32.3% vs FV | 99 yrs lease commencing from 1995 |
Jul 2025 | UPPER EAST COAST ROAD Floor 01-05 | 764sqft | S$1,940,000 | ▲S$2,538 +21.7% vs FV | Freehold |
Jul 2025 | UPPER EAST COAST ROAD Floor 01-05 | 1,528sqft | S$3,708,000 | ▲S$2,426 +16.4% vs FV | Freehold |
Jul 2025 | BEDOK ROAD Floor 01-05 | 1,356sqft | S$2,400,000 | ▼S$1,770 -15.1% vs FV | Freehold |
Jun 2025 | UPPER EAST COAST ROAD Floor 01-05 | 753sqft | S$1,897,000 | ▲S$2,518 +20.8% vs FV | Freehold |
Jun 2025 | UPPER EAST COAST ROAD Floor 01-05 | 753sqft | S$1,884,000 | ▲S$2,500 +19.9% vs FV | Freehold |
Jun 2025 | UPPER EAST COAST ROAD Floor 01-05 | 775sqft | S$2,065,000 | ▲S$2,664 +27.8% vs FV | Freehold |
May 2025 | EASTWOOD ROAD Floor 01-05 | 1,173sqft | S$1,620,000 | ▼S$1,381 -33.8% vs FV | 99 yrs lease commencing from 1995 |
May 2025 | EASTWOOD ROAD Floor 01-05 | 1,981sqft | S$1,850,000 | ▼S$934 -55.2% vs FV | 99 yrs lease commencing from 1996 |
May 2025 | UPPER EAST COAST ROAD Floor 01-05 | 753sqft | S$1,875,000 | ▲S$2,488 +19.3% vs FV | Freehold |
EASTWOOD ROAD
Aug 2025 · Floor 01-05
-32.3% vs FV
EASTWOOD ROAD
Aug 2025 · Floor 01-05
-32.3% vs FV
UPPER EAST COAST ROAD
Jul 2025 · Floor 01-05
+21.7% vs FV
UPPER EAST COAST ROAD
Jul 2025 · Floor 01-05
+16.4% vs FV
BEDOK ROAD
Jul 2025 · Floor 01-05
-15.1% vs FV
UPPER EAST COAST ROAD
Jun 2025 · Floor 01-05
+20.8% vs FV
UPPER EAST COAST ROAD
Jun 2025 · Floor 01-05
+19.9% vs FV
UPPER EAST COAST ROAD
Jun 2025 · Floor 01-05
+27.8% vs FV
EASTWOOD ROAD
May 2025 · Floor 01-05
-33.8% vs FV
EASTWOOD ROAD
May 2025 · Floor 01-05
-55.2% vs FV
UPPER EAST COAST ROAD
May 2025 · Floor 01-05
+19.3% 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.