Bedok Terrace, Bedok South, East Region, Singapore
$3,980,000
999-Year Terrace House @ Bedok D16| Walk to Tanah Merah MRT | 1,688 sqft Land Rare opportunity to own a 999-year leasehold terrace in the sought-after Bedok landed enclave (D16). ✔️ Estimated 1,688 sqft land ✔️ Approx. ~1,800 sqft built-up ✔️ mins walk to Tanah Merah MRT ✔️ Quiet & private landed neighbourhood ✔️ Near amenities, hawker centres & supermarkets ✔️ Close to Temasek Pri, Bedok Green Pri & Anglican High Ideal for HDB upgraders, families, and buyers looking for long-term value with almost freehold tenure. This beautifully maintained landed property features three well-sized bedrooms and three bathrooms, providing ample space for comfortable living and future expansion. Situated in the sought-after Bedok estate, it presents an ideal setting for those looking to invest in a premium, long-term residence within a vibrant neighborhood. Don’t miss this chance to secure a distinguished home in one of Singapore’s most desirable districts. Whether upgrading or entering the property market for the first time, this terraced house delivers both prestige and practicality, making it an excellent choice for discerning buyers. Great potential for A&A, rebuild, or own stay. 📞 Serious buyers welcome – contact Contact us today for more details and exclusive viewing. Desmond Lau Associate District Director PropNex Realty R024767J Mobile: 9661XXXX
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Total Transactions
3
Average Price
S3.4M
Total Value
S10.1M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 60 HDB resale transactions (data.gov.sg)
Fair Value
S$1.01M
S$559 psf
Asking Price
S$3.98M
S$2,358 psf
vs Market
+295.2%
vs Last Done
+276.1%
Tenure
59 yrs
99-year Leasehold · Balance remaining
Confidence
High
60 comps
Nearest MRT
Tanah Merah
268m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
60 comparable transactions
S$632
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.843
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$559
Recent Comparable Transactions
10 shown · 60 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▲S$627 +12.2% vs FV | 99yr from 1987 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▲S$627 +12.2% vs FV | 99yr from 1987 |
Mar 2026 | Blk 167 BEDOK STH AVE 3 Floor 04 TO 06 | 1,572sqft | S$1,035,000 | ▲S$659 +17.9% vs FV | 99yr from 1986 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▲S$613 +9.7% vs FV | 99yr from 1985 |
Jan 2026 | Blk 167 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +25.2% vs FV | 99yr from 1986 |
Jan 2026 | Blk 160 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +25.2% vs FV | 99yr from 1986 |
Dec 2025 | Blk 114 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,615sqft | S$1,100,000 | ▲S$681 +21.8% vs FV | 99yr from 1985 |
Dec 2025 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$970,000 | ▲S$601 +7.5% vs FV | 99yr from 1985 |
Dec 2025 | Blk 106 LENGKONG TIGA Floor 01 TO 03 | 1,572sqft | S$1,200,000 | ▲S$764 +36.7% vs FV | 99yr from 1989 |
Nov 2025 | Blk 145 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,020,000 | ▲S$663 +18.6% vs FV | 99yr from 1987 |
Nov 2025 | Blk 137 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$910,000 | ▲S$591 +5.7% vs FV | 99yr from 1987 |
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
+12.2% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
+12.2% vs FV
Blk 167 BEDOK STH AVE 3
Mar 2026 · Floor 04 TO 06
+17.9% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
+9.7% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+25.2% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+25.2% vs FV
Blk 114 BEDOK RESERVOIR RD
Dec 2025 · Floor 10 TO 12
+21.8% vs FV
Blk 115 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
+7.5% vs FV
Blk 106 LENGKONG TIGA
Dec 2025 · Floor 01 TO 03
+36.7% vs FV
Blk 145 BEDOK RESERVOIR RD
Nov 2025 · Floor 04 TO 06
+18.6% vs FV
Blk 137 BEDOK RESERVOIR RD
Nov 2025 · Floor 04 TO 06
+5.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bedok, with a remaining lease of 59 years, stands at an estimated value of $1,007,000, translating to a competitive $559 per square foot (PSF). This valuation reflects a significant market signal, with a striking 295.2% difference from the baseline, indicating that the property is currently positioned above market expectations. Such a premium is indicative of strong demand dynamics in the area, which have been reinforced by an analysis of 60 recent HDB resale transactions within the vicinity.
Bedok has long been regarded as a desirable locale due to its strategic connectivity, comprehensive amenities, and vibrant community life. The high model confidence associated with this valuation suggests robust market fundamentals, driven by a limited supply of executive flats coupled with sustained demand from both owner-occupiers and investors. As the remaining lease of 59 years continues to mature, prospective buyers are likely to weigh the long-term implications of leasehold properties against the burgeoning demand, making this an opportune moment for investors seeking to capitalize on the evolving market landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.