28 New Upper Changi Road 460028, Bedok South, East Region, Singapore
$455,000
THE ULTIMATE EAST-SIDE LIFESTYLE @ 28 NEW UPPER CHANGI RD Looking for a home that balances convenience, connectivity, and community? Welcome to your new sanctuary. This unit at 28 New Upper Changi Road offers an unparalleled living experience in the heart of Bedok. UNBEATABLE CONNECTIVITY ✅ Stroll to Bedok MRT (EW Line): Just ~558m away. Say goodbye to long commutes! ✅ 2 Stops to Changi Airport & Business Park: Ideal for aircrew and East-side professionals. ✅ Direct Access to Expo (DTL): Reach Bugis, Marina Bay, and the CBD with ease. ✅ Driver’s Paradise: Swift access to PIE, ECP, and TPE for island-wide travel. 🎓 PRIORITY SCHOOL ZONE Secure your child’s future with top-tier education options nearby: 🏫 Within 1KM: Bedok Green Primary (322m) & Fengshan Primary. 🏫 Reputable Nearby: Red Swastika, Anglican High, Temasek Sec, & SUTD. FOODIE HEAVEN & RETAIL BLISS 🍽️ Culinary Gems: Walk to the legendary 85 Fengshan Market, Simpang Bedok, and Bedok Food Centre. Shopping Hubs: Minutes from Bedok Mall, Changi City Point, and East Village. NATURE & RECREATION 🚴♂️ Coastal Living: Quick access to East Coast Park for cycling or beachside chills. WHY THIS UNIT? * Families: Proximity to schools and parks makes daily life a breeze. * Investors: High rental demand from Changi Business Park & SUTD. * Lifestyle: A rare location where everything you need is within walking distance. 💎 DON'T MISS THIS RARE GEM! East-side units in this prime location are highly sought after and move fast. Your dream home in the East is just a call away! For viewing appointment / details, Please contact 9788 XXXX Or https://wa.me/659788XXXX Som (PropNex) Associate Group Director L3008022J | R018540C We provide Asset Progression, Legacy Planning, Sale, Purchase, Rent of Residential and Commercial Property in Singapore. Any Other Property Related Advise. Welcome to check out more details at the following link: https://r018540c.propnex.net/
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$310,741
S$444 psf
Asking Price
S$455,000
S$650 psf
vs Market
+46.4%
vs Last Done
+4.5%
Tenure
49 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
Low
1 comps
Nearest MRT
Bedok
545m away · +2% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$622
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.700
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$444
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 28 NEW UPP CHANGI RD Floor 13 TO 15 | 700sqft | S$435,000 | ▲S$622 +40.1% vs FV | 99yr from 1977 |
Sep 2025 | Blk 28 NEW UPP CHANGI RD Floor 13 TO 15 | 700sqft | S$435,000 | ▲S$622 +40.1% vs FV | 99yr from 1977 |
Blk 28 NEW UPP CHANGI RD
Sep 2025 · Floor 13 TO 15
+40.1% vs FV
Blk 28 NEW UPP CHANGI RD
Sep 2025 · Floor 13 TO 15
+40.1% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room flat located in Bedok, with a remaining lease of 49 years, stands at an estimated value of $310,741, translating to an impressive $444 per square foot. This valuation is notably positioned above the market average, reflecting a significant 46.4% difference from the baseline. Such an elevated market signal suggests that buyer sentiment in the area is currently robust, driven by factors such as location desirability, amenities, and overall market confidence.
However, it is important to note that the model confidence in this valuation is categorized as low, primarily due to the reliance on just one recent HDB resale transaction within the vicinity. This limited data sample may not fully encapsulate the broader market dynamics at play, making this valuation susceptible to fluctuations based on changing market conditions and buyer preferences. Investors and prospective buyers should exercise caution and conduct further market research to validate this valuation within the context of the current HDB landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.