Upper Changi Road East, Xilin, East Region, Singapore
$9,800,000






















Exclusive Preview Offer – Enjoy Special Developer Privileges Excellent Accessibility. 4 mins Walk to Upper Changi MRT Station ONLY 1 unit Avail! Big GFA. Super Spacious Located in a quiet enclave, this brand-new home combines timeless elegance with modern comfort — the perfect setting for your dream lifestyle. A rare opportunity in the East to enjoy refined living at its best. Highlights ◆ 7 Bedrooms (All Ensuite) ◆ 1 Helper's Room with Attached Bath ◆ 1 Powder Room ◆ Swimming Pool + Home Lift ◆ Beautiful 12m Wide Frontage ◆ Perfect Land Dimensions ◆ Park 3 Cars Schools ◆ 1km to East Spring Primary School ◆ 2km to Changkat Primary School, Chongzheng Primary School, Gongshang Primary School, Tampines Primary School, Yumin Primary School Get Brochure & Floor Plans • Arrange for Private Presentation On-site • Connect for Details: Call/WA Lynn 88O8*O788 ▌ONE CALL VIEW ALL ▌I Will Get You Best Developer Price! Want More Details and Photos of this Listing? More Listing at PropertyGiant. com → Brand New Landed Homes in Singapore → Get Most Flexible Payment Options → Get Maximum Inclusions → Customised Materials Selection ***All land & built up areas based on est. measurements & subject to final survey. Images may be artists' impressions & floor plans may not be drawn to scale
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Total Transactions
54
Average Price
S1.3M
Total Value
S70.1M
Calculating fair value from URA transaction data…

License: L3010738A
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Automated Valuation based on 18 HDB resale transactions (data.gov.sg)
Fair Value
S$7.09M
S$710 psf
Asking Price
S$9.80M
S$982 psf
vs Market
+38.3%
vs Last Done
+37.9%
Tenure
70 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
18 comps
Nearest MRT
Upper Changi
283m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
18 comparable transactions
S$676
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$710
Recent Comparable Transactions
10 shown · 18 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +0.3% vs FV | 99yr from 1995 |
Apr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +0.3% vs FV | 99yr from 1995 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -13.5% vs FV | 99yr from 1996 |
Dec 2025 | Blk 10B BEDOK STH AVE 2 Floor 04 TO 06 | 1,561sqft | S$1,000,000 | ▼S$641 -9.7% vs FV | 99yr from 1995 |
Dec 2025 | Blk 662 JLN DAMAI Floor 04 TO 06 | 1,561sqft | S$970,000 | ▼S$621 -12.5% vs FV | 99yr from 1996 |
Dec 2025 | Blk 663 JLN DAMAI Floor 01 TO 03 | 1,528sqft | S$930,000 | ▼S$608 -14.4% vs FV | 99yr from 1996 |
Sep 2025 | Blk 664 JLN DAMAI Floor 07 TO 09 | 1,539sqft | S$1,085,000 | ▼S$705 -0.7% vs FV | 99yr from 1996 |
Jul 2025 | Blk 665 JLN DAMAI Floor 10 TO 12 | 1,572sqft | S$1,170,000 | ▲S$744 +4.8% vs FV | 99yr from 1996 |
Jun 2025 | Blk 661 JLN DAMAI Floor 07 TO 09 | 1,539sqft | S$1,050,000 | ▼S$682 -3.9% vs FV | 99yr from 1996 |
May 2025 | Blk 10D BEDOK STH AVE 2 Floor 22 TO 24 | 1,539sqft | S$1,240,000 | ▲S$806 +13.5% vs FV | 99yr from 1995 |
Mar 2025 | Blk 29A CHAI CHEE AVE Floor 01 TO 03 | 1,572sqft | S$1,050,000 | ▼S$668 -5.9% vs FV | 99yr from 1996 |
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+0.3% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+0.3% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-13.5% vs FV
Blk 10B BEDOK STH AVE 2
Dec 2025 · Floor 04 TO 06
-9.7% vs FV
Blk 662 JLN DAMAI
Dec 2025 · Floor 04 TO 06
-12.5% vs FV
Blk 663 JLN DAMAI
Dec 2025 · Floor 01 TO 03
-14.4% vs FV
Blk 664 JLN DAMAI
Sep 2025 · Floor 07 TO 09
-0.7% vs FV
Blk 665 JLN DAMAI
Jul 2025 · Floor 10 TO 12
+4.8% vs FV
Blk 661 JLN DAMAI
Jun 2025 · Floor 07 TO 09
-3.9% vs FV
Blk 10D BEDOK STH AVE 2
May 2025 · Floor 22 TO 24
+13.5% vs FV
Blk 29A CHAI CHEE AVE
Mar 2025 · Floor 01 TO 03
-5.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Bedok, with a remaining lease of 70 years, stands at an estimated value of $7,086,821, translating to $710 PSF. This figure positions the property significantly above the market baseline, reflecting a notable 38.3% premium when compared to recent comparable transactions in the area. Such a substantial difference indicates robust demand dynamics and a potential willingness among buyers to invest in this locality, which is renowned for its accessibility and amenities.
The model confidence for this valuation is rated as medium, suggesting that while the data gleaned from 18 recent HDB resale transactions provides a solid foundation for analysis, there are inherent variabilities in the market. Factors such as the remaining lease period, property conditions, and surrounding infrastructural developments may influence buyer perceptions and market sentiments. As the Singapore property market continues to evolve, the resilience of Bedok as a desirable residential enclave underscores the potential for sustained value appreciation in this segment of the HDB market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.