Upper East Coast Road, Frankel, East Region, Singapore
$11,880,000
Spacious 8-bedroom, 9-bathroom home with a private swimming pool on Upper East Coast Road — ideal for large or multi-generational families seeking comfort, space and convenience. Lifestyle & Conveniences • Easy access to supermarkets, cafés, bakeries, and daily shops in Siglap, Bedok & Marine Parade • Plenty of dining, grocery and retail choices nearby along Upper East Coast Road and in the wider East Coast area • Close to East Coast Park — perfect for cycling, jogging, seaside recreation and family outings Nearby Schools • Temasek Primary School • Tao Nan School • St. Stephen’s School • Ngee Ann Primary School • International school options such as Rosemount International School and Global Indian International School (East Coast Campus) Transport & Connectivity • Easy drive to MRT stations on the upcoming or existing lines (TEL / East Coast area) and Bedok MRT — smooth daily commute • Quick access to major expressways, especially East Coast Parkway (ECP) for convenient travel across Singapore A rare opportunity to own a large, well-situated home with pool, excellent amenities, great schools and strong connectivity in the East Coast region. Contact now to arrange a viewing. Call Harry Yap +65 9452 XXXX www.landedelite.com
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Total Transactions
12
Average Price
S1.3M
Total Value
S15.4M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 100 URA transactions · 3 outliers removed (IQR)
Fair Value
S$22.72M
S$2,272 psf
Asking Price
S$11.88M
S$2,986 psf
vs Market
-47.7%
vs Last Done
+24.8%
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.