Upper East Coast Road, Frankel, East Region, Singapore
$11,380,000
Hot Listing! Almost sold ! Super spacious house ! Call Audrey Wong 92249ll9 to view today ! PROPNEX EMINENCE LANDED TEAM Think Landed Think Eminence Landed Brand New 3.5 Storey Semi-D @ Upper East Coast Road / Siglap / Siglap MRT - Tenure : Freehold - Land : 3979 sqft - Build : 7978 sqft - Rooms : 7 + 0 + 1 - Bath : 7 - 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. - 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 Nearby: Upper East Coast Road Siglap Road Jalan Tua Kong Jalan Bangsawan Jalan Buloh Perindu Jalan Chempaka Kuning Jalan Chempaka Puteh Jalan Pari Burong Jalan Khairuddin Woo Mon Chew Road Swan Lake Avenue Elite Park Avenue Palm Road Sea Avenue Jalan Haji Salam Jalan Sempadan
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Total Transactions
12
Average Price
S1.3M
Total Value
S15.4M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 100 URA transactions · 3 outliers removed (IQR)
Fair Value
S$18.13M
S$2,272 psf
Asking Price
S$11.38M
S$2,860 psf
vs Market
-37.2%
vs Last Done
+19.6%
Tenure
Freehold
No lease decay
Confidence
High
100 comps
Nearest MRT
Bedok
1283m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
100 comparable transactions
S$1,847
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,272
Recent Comparable Transactions
10 shown · 100 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | NALLUR ROAD Floor - | 2,530sqft | S$6,050,000 | ▲S$2,392 +5.3% vs FV | Freehold |
Jul 2025 | NALLUR ROAD Floor - | 2,530sqft | S$6,050,000 | ▲S$2,392 +5.3% vs FV | Freehold |
Jul 2025 | ELLIOT WALK Floor - | 3,609sqft | S$6,880,000 | ▼S$1,906 -16.1% vs FV | Freehold |
Jul 2025 | WOO MON CHEW ROAD Floor - | 2,381sqft | S$4,525,000 | ▼S$1,900 -16.4% vs FV | Freehold |
Jul 2025 | WOO MON CHEW ROAD Floor - | 2,381sqft | S$4,525,000 | ▼S$1,900 -16.4% vs FV | Freehold |
Jul 2025 | WOO MON CHEW ROAD Floor - | 2,381sqft | S$4,525,000 | ▼S$1,900 -16.4% vs FV | Freehold |
Jun 2025 | PALM AVENUE Floor - | 3,305sqft | S$8,380,000 | ▲S$2,536 +11.6% vs FV | Freehold |
Jun 2025 | PALM AVENUE Floor - | 3,305sqft | S$8,380,000 | ▲S$2,536 +11.6% vs FV | Freehold |
May 2025 | WOO MON CHEW ROAD Floor - | 6,772sqft | S$11,500,000 | ▼S$1,698 -25.3% vs FV | Freehold |
May 2025 | WOO MON CHEW ROAD Floor - | 6,772sqft | S$11,500,000 | ▼S$1,698 -25.3% vs FV | Freehold |
May 2025 | WOO MON CHEW ROAD Floor - | 6,772sqft | S$11,500,000 | ▼S$1,698 -25.3% vs FV | Freehold |
NALLUR ROAD
Jul 2025 · Floor -
+5.3% vs FV
NALLUR ROAD
Jul 2025 · Floor -
+5.3% vs FV
ELLIOT WALK
Jul 2025 · Floor -
-16.1% vs FV
WOO MON CHEW ROAD
Jul 2025 · Floor -
-16.4% vs FV
WOO MON CHEW ROAD
Jul 2025 · Floor -
-16.4% vs FV
WOO MON CHEW ROAD
Jul 2025 · Floor -
-16.4% vs FV
PALM AVENUE
Jun 2025 · Floor -
+11.6% vs FV
PALM AVENUE
Jun 2025 · Floor -
+11.6% vs FV
WOO MON CHEW ROAD
May 2025 · Floor -
-25.3% vs FV
WOO MON CHEW ROAD
May 2025 · Floor -
-25.3% vs FV
WOO MON CHEW ROAD
May 2025 · Floor -
-25.3% 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.