PROPNEX EMINENCE LANDED TEAM Think Landed Think Eminence Landed ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Brand New 3.5 Storey Detached @ East Coast, Frankel, Opera Estate, Siglap - Tenure : Freehold - Land : 4,887 sqft - Build : 12,200 sqft - Facing : West - Rooms : 8 + 1 - Bath : 9, 8 (ensuites) Features : - In the heart of a vibrant East Coast enclave where nature, dining, and connectivity come together effortlessly - Located just off Upper East Coast Road in Prestigious D15 Landed Enclave, this thoughtfully-curated Beautiful Freehold Brand New Bungalow offers tranquility and convenience for the modern family - Just minutes from Siglap MRT (600m) with a nearby bus stop, the home offers seamless connectivity - perfect for both the younger generation and elderly loved ones - Enjoy leisurely strolls, morning jogs, or family outings at nearby East Coast Park and Siglap Park - Food lovers will be spoilt for choice with the iconic Katong and Siglap dining belt. From renowned Peranakan cuisine and artisanal cafés to international restaurants and casual eateries, everyday dining and weekend indulgences are always within easy reach. - Impressive connectivity with swift access to ECP, travelling to the CBD, Marina Bay, Orchard Road, and Changi Airport is a breeze. - Good schools include Opera Estate Primary within 1km, and Tao Nan School, St Stephen’s School, CHIJ Katong Convent and Ngee Ann Primary within 2km - Within Top schools like Victoria School, St Patrick’s School and Victoria Junior College (VJC) just nearby, commuting is a breeze for the older school-going children - Daily grocery runs are highly convenient thanks to a mix of supermarkets, fresh produce stalls, and specialty stores within easy walking distance or a short ride away" - This is a home that offers the best of tranquil landed living, whil
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Total Transactions
2
Average Price
S3.9M
Total Value
S7.8M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 131 URA transactions · 5 outliers removed (IQR)
Fair Value
S$23.73M
S$1,945 psf
Asking Price
S$14.00M
S$2,865 psf
vs Market
-41.0%
vs Last Done
+59.0%
Tenure
Freehold
No lease decay
Confidence
High
131 comps
Nearest MRT
Bedok
1145m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
131 comparable transactions
S$1,870
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
+4%
Adjusted Fair Value PSF
S$1,945
Recent Comparable Transactions
10 shown · 131 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | ELITE TERRACE Floor - | 3,985sqft | S$7,180,000 | ▼S$1,802 -7.4% vs FV | Freehold |
Aug 2025 | ELITE TERRACE Floor - | 3,985sqft | S$7,180,000 | ▼S$1,802 -7.4% vs FV | Freehold |
Aug 2025 | ELITE TERRACE Floor - | 3,985sqft | S$7,180,000 | ▼S$1,802 -7.4% vs FV | Freehold |
Aug 2025 | ELITE TERRACE Floor - | 3,985sqft | S$7,180,000 | ▼S$1,802 -7.4% vs FV | Freehold |
Jul 2025 | EAST COAST ROAD Floor - | 2,144sqft | S$5,050,000 | ▲S$2,355 +21.1% vs FV | Freehold |
Jul 2025 | EAST COAST ROAD Floor - | 2,144sqft | S$5,050,000 | ▲S$2,355 +21.1% vs FV | Freehold |
Jul 2025 | WOO MON CHEW ROAD Floor - | 2,381sqft | S$4,525,000 | ▼S$1,900 -2.3% vs FV | Freehold |
Jul 2025 | WOO MON CHEW ROAD Floor - | 2,381sqft | S$4,525,000 | ▼S$1,900 -2.3% vs FV | Freehold |
Jul 2025 | WOO MON CHEW ROAD Floor - | 2,381sqft | S$4,525,000 | ▼S$1,900 -2.3% vs FV | Freehold |
Jun 2025 | PALM AVENUE Floor - | 3,305sqft | S$8,380,000 | ▲S$2,536 +30.4% vs FV | Freehold |
Jun 2025 | PALM AVENUE Floor - | 3,305sqft | S$8,380,000 | ▲S$2,536 +30.4% vs FV | Freehold |
ELITE TERRACE
Aug 2025 · Floor -
-7.4% vs FV
ELITE TERRACE
Aug 2025 · Floor -
-7.4% vs FV
ELITE TERRACE
Aug 2025 · Floor -
-7.4% vs FV
ELITE TERRACE
Aug 2025 · Floor -
-7.4% vs FV
EAST COAST ROAD
Jul 2025 · Floor -
+21.1% vs FV
EAST COAST ROAD
Jul 2025 · Floor -
+21.1% vs FV
WOO MON CHEW ROAD
Jul 2025 · Floor -
-2.3% vs FV
WOO MON CHEW ROAD
Jul 2025 · Floor -
-2.3% vs FV
WOO MON CHEW ROAD
Jul 2025 · Floor -
-2.3% vs FV
PALM AVENUE
Jun 2025 · Floor -
+30.4% vs FV
PALM AVENUE
Jun 2025 · Floor -
+30.4% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.