Upper East Coast Road, Bedok South, East Region, Singapore
$11,380,000
PROPNEX EMINENCE LANDED TEAM Think Landed Think Eminence Landed ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Brand New 3.5 Storeys Storey Semi-D @ Upper East Coast Road / Siglap / Siglap MRT - Tenure : Freehold - Land : 3979 sqft - Build : 7978 sqft Features : Brand new semi detached along Upper East Coast Road in the vibrant Siglap and Joo Chiat neighbourhood. Located near the upcoming Joo Chiat Community Club and beside the park connector this spacious home offers a rare combination of size functionality and convenience in a highly sought after East Coast enclave The house features 7 huge bedrooms all with ensuite bathrooms making it ideal for multi generational living or large families who value privacy and comfort. Generous family areas and well planned living spaces provide flexibility for entertainment gatherings and everyday living. Functional layout with bright interiors good natural light and ample parking space Within close proximity to Siglap MRT on the Thomson East Coast Line offering direct connectivity to Marina Bay Gardens by the Bay Orchard and Shenton Way making daily commuting convenient Enjoy the lifestyle benefits of the ongoing Siglap transformation with rejuvenated amenities new MRT connectivity improved park connectors and the vibrant East Coast lifestyle belt. Minutes to East Coast Park Siglap Centre Bedok Mall and Parkway Parade with an abundance of cafes restaurants and daily conveniences nearby" A rare opportunity to own a large modern semi detached home in the heart of the East combining space connectivity and the charm of the Siglap and Katong lifestyle. Hurry Call CAT 9847*3817 for viewing now! Hurry Call CAT 9847*3817 now!
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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 115 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$5.35M
S$671 psf
Asking Price
S$11.38M
S$2,860 psf
vs Market
+112.6%
vs Last Done
+377.5%
Tenure
80 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Bedok
1177m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 comparable transactions
S$639
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$671
Recent Comparable Transactions
10 shown · 115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 725 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,528sqft | S$915,000 | ▼S$599 -10.7% vs FV | 99yr from 1984 |
Sep 2025 | Blk 725 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,528sqft | S$915,000 | ▼S$599 -10.7% vs FV | 99yr from 1984 |
Sep 2025 | Blk 725 BEDOK RESERVOIR RD Floor 16 TO 18 | 1,528sqft | S$1,040,000 | ▲S$680 +1.3% vs FV | 99yr from 1984 |
Aug 2025 | Blk 719 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,593sqft | S$940,000 | ▼S$590 -12.1% vs FV | 99yr from 1984 |
Jul 2025 | Blk 719 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,593sqft | S$1,050,000 | ▼S$659 -1.8% vs FV | 99yr from 1984 |
Jul 2025 | Blk 721 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,658sqft | S$928,000 | ▼S$560 -16.5% vs FV | 99yr from 1984 |
Apr 2025 | Blk 716 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,582sqft | S$940,000 | ▼S$594 -11.5% vs FV | 99yr from 1984 |
Mar 2025 | Blk 725 BEDOK RESERVOIR RD Floor 16 TO 18 | 1,625sqft | S$1,000,888 | ▼S$616 -8.2% vs FV | 99yr from 1984 |
Mar 2025 | Blk 721 BEDOK RESERVOIR RD Floor 16 TO 18 | 1,593sqft | S$982,888 | ▼S$617 -8.0% vs FV | 99yr from 1984 |
Dec 2024 | Blk 719 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$900,000 | ▼S$585 -12.8% vs FV | 99yr from 1984 |
Oct 2024 | Blk 719 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,593sqft | S$920,000 | ▼S$578 -13.9% vs FV | 99yr from 1984 |
Blk 725 BEDOK RESERVOIR RD
Sep 2025 · Floor 04 TO 06
-10.7% vs FV
Blk 725 BEDOK RESERVOIR RD
Sep 2025 · Floor 04 TO 06
-10.7% vs FV
Blk 725 BEDOK RESERVOIR RD
Sep 2025 · Floor 16 TO 18
+1.3% vs FV
Blk 719 BEDOK RESERVOIR RD
Aug 2025 · Floor 04 TO 06
-12.1% vs FV
Blk 719 BEDOK RESERVOIR RD
Jul 2025 · Floor 07 TO 09
-1.8% vs FV
Blk 721 BEDOK RESERVOIR RD
Jul 2025 · Floor 04 TO 06
-16.5% vs FV
Blk 716 BEDOK RESERVOIR RD
Apr 2025 · Floor 04 TO 06
-11.5% vs FV
Blk 725 BEDOK RESERVOIR RD
Mar 2025 · Floor 16 TO 18
-8.2% vs FV
Blk 721 BEDOK RESERVOIR RD
Mar 2025 · Floor 16 TO 18
-8.0% vs FV
Blk 719 BEDOK RESERVOIR RD
Dec 2024 · Floor 10 TO 12
-12.8% vs FV
Blk 719 BEDOK RESERVOIR RD
Oct 2024 · Floor 04 TO 06
-13.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bedok, with a remaining lease of 80 years, stands at an estimated value of $5,353,210, translating to approximately $671 PSF. This pricing is noteworthy as it reflects a significant premium over the baseline market value, with a remarkable 112.6% difference. Such an elevated valuation indicates a robust demand for HDB properties in this desirable locale, driven by factors such as proximity to amenities, quality living environments, and the overall appeal of the Bedok area.
Our analysis is underpinned by a strong model confidence level, bolstered by insights drawn from 115 recent HDB resale transactions within the vicinity. The sustained interest in HDB Executive units, especially those with remaining leases exceeding 80 years, suggests a resilient market dynamic that is less sensitive to the typical depreciation associated with shorter leases. This not only reflects a healthy buyer sentiment but also highlights the strategic value of long-tenure HDB assets in Singapore's ever-evolving property landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.