30 New Upper Changi Road 461030, Bedok South, East Region, Singapore
$380,000










- *26 YEARS EXPERIENCE. SOLD OVER 6000 HOUSES!* - “3 room with utility, near MRT! No extension of stay” - 3rm Improved model, 65 sqm, one utility room added, high floor, unblocked, windy - No extension of stay required, immediate registration - Buyers can contra - Well maintained house - Living hall floor and bedrooms floor terazzo and kitchen floor ceramic - Living hall and main door facing South - Short walking distance to Bedok MRT, Bus Interchange, Bedok Mall - Heartbeat @ Bedok (integrated complex with polyclinic, library, swimming pool - Market, hawker centre), wet markets, hawker centres, plenty of coffeeshops - Retail shops, Sports Hall/ Stadium, Swimming Pool, Community Centre - Primary and Secondary School - MUP was completed and billed *** 26 years of full time experience in real estate. Having personally TRANSACTED MORE THAN 6000 PROPERTIES SINCE 2000 , Joan Cheng is an expert in Challenging Cases like divorce, Compulsory Acquisition (Bank and HDB), Missing spouse, Spouse/Owners in Prison, Bankruptcy, Islamic Faraid, Owners Overseas. For almost 26 years Joan Cheng has committed to bringing the best value and best service to her clients. Since year 2000, She and her partner have been Top Producers in Top Leading Property Agencies in Singapore ( including No. 1 Top Transactor/Producer in Propnex, Singapore’s Largest Real Estate Company), a testament to their knowledge, skills and winning methodology. Having graduated from Raffles Girls’ School (RGS) and Raffles Junior College(RJC) and National University of Singapore (NUS) with a Bachelor in Chemical Engineering, and having numerous other professional qualifications, Joan Cheng is also an avid property investor. Pl call 9796XXXX NOW! www.joanbagus.com.sg
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…
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Automated Valuation based on 6 HDB resale transactions (data.gov.sg)
Fair Value
S$406,285
S$580 psf
Asking Price
S$380,000
S$543 psf
vs Market
-6.5%
vs Last Done
+7.1%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
6 comps
Nearest MRT
Bedok
705m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
6 comparable transactions
S$542
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$580
Recent Comparable Transactions
6 shown · 6 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 30 NEW UPP CHANGI RD Floor 04 TO 06 | 700sqft | S$355,000 | ▼S$507 -12.6% vs FV | 99yr from 1977 |
Mar 2026 | Blk 30 NEW UPP CHANGI RD Floor 04 TO 06 | 700sqft | S$355,000 | ▼S$507 -12.6% vs FV | 99yr from 1977 |
Jan 2026 | Blk 30 NEW UPP CHANGI RD Floor 10 TO 12 | 700sqft | S$395,000 | ▼S$565 -2.6% vs FV | 99yr from 1977 |
Dec 2025 | Blk 30 NEW UPP CHANGI RD Floor 10 TO 12 | 700sqft | S$370,000 | ▼S$529 -8.8% vs FV | 99yr from 1977 |
Aug 2025 | Blk 30 NEW UPP CHANGI RD Floor 04 TO 06 | 700sqft | S$375,000 | ▼S$536 -7.6% vs FV | 99yr from 1977 |
Aug 2025 | Blk 30 NEW UPP CHANGI RD Floor 13 TO 15 | 700sqft | S$400,000 | ▼S$572 -1.4% vs FV | 99yr from 1977 |
Jul 2025 | Blk 30 NEW UPP CHANGI RD Floor 07 TO 09 | 700sqft | S$380,000 | ▼S$543 -6.4% vs FV | 99yr from 1977 |
Blk 30 NEW UPP CHANGI RD
Mar 2026 · Floor 04 TO 06
-12.6% vs FV
Blk 30 NEW UPP CHANGI RD
Mar 2026 · Floor 04 TO 06
-12.6% vs FV
Blk 30 NEW UPP CHANGI RD
Jan 2026 · Floor 10 TO 12
-2.6% vs FV
Blk 30 NEW UPP CHANGI RD
Dec 2025 · Floor 10 TO 12
-8.8% vs FV
Blk 30 NEW UPP CHANGI RD
Aug 2025 · Floor 04 TO 06
-7.6% vs FV
Blk 30 NEW UPP CHANGI RD
Aug 2025 · Floor 13 TO 15
-1.4% vs FV
Blk 30 NEW UPP CHANGI RD
Jul 2025 · Floor 07 TO 09
-6.4% vs FV
HELIOS AI Analysis
The valuation of the HDB 3 Room unit in Bedok, with a remaining lease of 75 years, positions itself at an estimated value of $406,285, translating to a price per square foot (PSF) of $580. This valuation reflects a market signal indicating a good deal, characterized by a 6.5% difference from the baseline. Such a discrepancy suggests that potential buyers may find favorable conditions in this listing, particularly in a region known for its vibrant community and accessibility to key amenities.
However, it is essential to note that the model confidence for this valuation is classified as low, which indicates that the predictive accuracy may be influenced by factors such as limited transaction data. The analysis is based on six recent HDB resale transactions in the vicinity, which provides a narrow lens through which to gauge the overall market dynamics. With the Bedok area experiencing steady demand, this property could represent an attractive opportunity for buyers seeking to invest in a stable residential enclave while being mindful of the remaining lease term and the implications it may hold for future resale potential.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.