2 Bedok South Avenue 1 460002, Bedok South, East Region, Singapore
$370,000
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 451 HDB resale transactions (data.gov.sg) · 49 outliers removed (IQR)
Fair Value
S$291,552
S$417 psf
Asking Price
S$370,000
S$529 psf
vs Market
+26.9%
vs Last Done
-4.7%
Tenure
48 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
451 comps
Nearest MRT
Bedok
465m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
451 comparable transactions
S$579
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.686
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$417
Recent Comparable Transactions
10 shown · 451 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 521 BEDOK NTH AVE 1 Floor 01 TO 03 | 721sqft | S$400,000 | ▲S$555 +33.1% vs FV | 99yr from 1979 |
Mar 2026 | Blk 521 BEDOK NTH AVE 1 Floor 01 TO 03 | 721sqft | S$400,000 | ▲S$555 +33.1% vs FV | 99yr from 1979 |
Mar 2026 | Blk 534 BEDOK NTH ST 3 Floor 01 TO 03 | 646sqft | S$390,000 | ▲S$604 +44.8% vs FV | 99yr from 1986 |
Mar 2026 | Blk 529 BEDOK NTH ST 3 Floor 13 TO 15 | 732sqft | S$400,000 | ▲S$546 +30.9% vs FV | 99yr from 1979 |
Mar 2026 | Blk 540 BEDOK NTH ST 3 Floor 07 TO 09 | 732sqft | S$420,000 | ▲S$574 +37.6% vs FV | 99yr from 1980 |
Mar 2026 | Blk 117 BEDOK RESERVOIR RD Floor 04 TO 06 | 753sqft | S$450,000 | ▲S$597 +43.2% vs FV | 99yr from 1985 |
Mar 2026 | Blk 2 BEDOK STH AVE 1 Floor 07 TO 09 | 700sqft | S$400,000 | ▲S$572 +37.2% vs FV | 99yr from 1976 |
Feb 2026 | Blk 418 BEDOK NTH AVE 2 Floor 01 TO 03 | 721sqft | S$405,000 | ▲S$562 +34.8% vs FV | 99yr from 1978 |
Feb 2026 | Blk 409 BEDOK NTH AVE 2 Floor 07 TO 09 | 732sqft | S$460,000 | ▲S$628 +50.6% vs FV | 99yr from 1980 |
Feb 2026 | Blk 402 BEDOK NTH AVE 3 Floor 13 TO 15 | 721sqft | S$435,000 | ▲S$603 +44.6% vs FV | 99yr from 1979 |
Feb 2026 | Blk 102 BEDOK NTH AVE 4 Floor 07 TO 09 | 721sqft | S$370,000 | ▲S$513 +23.0% vs FV | 99yr from 1977 |
Blk 521 BEDOK NTH AVE 1
Mar 2026 · Floor 01 TO 03
+33.1% vs FV
Blk 521 BEDOK NTH AVE 1
Mar 2026 · Floor 01 TO 03
+33.1% vs FV
Blk 534 BEDOK NTH ST 3
Mar 2026 · Floor 01 TO 03
+44.8% vs FV
Blk 529 BEDOK NTH ST 3
Mar 2026 · Floor 13 TO 15
+30.9% vs FV
Blk 540 BEDOK NTH ST 3
Mar 2026 · Floor 07 TO 09
+37.6% vs FV
Blk 117 BEDOK RESERVOIR RD
Mar 2026 · Floor 04 TO 06
+43.2% vs FV
Blk 2 BEDOK STH AVE 1
Mar 2026 · Floor 07 TO 09
+37.2% vs FV
Blk 418 BEDOK NTH AVE 2
Feb 2026 · Floor 01 TO 03
+34.8% vs FV
Blk 409 BEDOK NTH AVE 2
Feb 2026 · Floor 07 TO 09
+50.6% vs FV
Blk 402 BEDOK NTH AVE 3
Feb 2026 · Floor 13 TO 15
+44.6% vs FV
Blk 102 BEDOK NTH AVE 4
Feb 2026 · Floor 07 TO 09
+23.0% vs FV
HELIOS AI Analysis
<p>The valuation of the 3-room HDB unit in Bedok, with a remaining lease of 48 years, has been estimated at $291,552, translating to a price per square foot (PSF) of $417. This figure reflects a significant market signal, indicating that the property is priced above the baseline by 26.9%. Such a premium valuation suggests a robust demand in the area, particularly given Bedok's reputation as a well-connected and vibrant residential hub. The high model confidence rating, derived from an extensive analysis of 451 recent HDB resale transactions in the vicinity, reinforces the reliability of this valuation.</p> <p>In evaluating the dynamics of the HDB market, it is essential to consider the implications of the remaining lease period. With 48 years left, potential buyers may weigh the longevity of the lease against their investment horizon. However, the elevated market value of this unit could be indicative of a strong local desirability, driven by factors such as proximity to amenities, schools, and transport links. As the Singapore real estate landscape continues to evolve, this property exemplifies the interplay between lease tenure and market sentiment, underscoring the importance of strategic valuation in maintaining competitiveness in the HDB sector.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.