Upper East Coast Road, Bayshore, East Region, Singapore
$3,980,000
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Total Transactions
5
Average Price
S1.8M
Total Value
S9.2M
Calculating fair value from URA transaction data…
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$1.41M
S$559 psf
Asking Price
S$3.98M
S$1,581 psf
vs Market
+182.8%
vs Last Done
+166.2%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Bedok
1449m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$652
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.857
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$559
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 131 BEDOK NTH AVE 3 Floor 16 TO 18 | 990sqft | S$588,000 | ▲S$594 +6.3% vs FV | 99yr from 1978 |
Mar 2026 | Blk 131 BEDOK NTH AVE 3 Floor 16 TO 18 | 990sqft | S$588,000 | ▲S$594 +6.3% vs FV | 99yr from 1978 |
Mar 2026 | Blk 93 BEDOK NTH AVE 4 Floor 01 TO 03 | 990sqft | S$517,888 | ▼S$523 -6.4% vs FV | 99yr from 1979 |
Mar 2026 | Blk 180 BEDOK NTH RD Floor 01 TO 03 | 990sqft | S$715,000 | ▲S$722 +29.2% vs FV | 99yr from 2006 |
Mar 2026 | Blk 185 BEDOK NTH RD Floor 01 TO 03 | 990sqft | S$708,000 | ▲S$715 +27.9% vs FV | 99yr from 2005 |
Mar 2026 | Blk 427 BEDOK NTH RD Floor 01 TO 03 | 990sqft | S$490,000 | ▼S$495 -11.4% vs FV | 99yr from 1979 |
Mar 2026 | Blk 82 BEDOK NTH RD Floor 10 TO 12 | 990sqft | S$560,000 | ▲S$565 +1.1% vs FV | 99yr from 1978 |
Mar 2026 | Blk 187B BEDOK NTH ST 4 Floor 07 TO 09 | 1,001sqft | S$833,000 | ▲S$832 +48.8% vs FV | 99yr from 2018 |
Mar 2026 | Blk 187A BEDOK NTH ST 4 Floor 16 TO 18 | 1,001sqft | S$870,000 | ▲S$869 +55.5% vs FV | 99yr from 2018 |
Mar 2026 | Blk 766 BEDOK RESERVOIR VIEW Floor 01 TO 03 | 1,130sqft | S$681,000 | ▲S$603 +7.9% vs FV | 99yr from 2000 |
Mar 2026 | Blk 774 BEDOK RESERVOIR VIEW Floor 01 TO 03 | 1,130sqft | S$650,000 | ▲S$575 +2.9% vs FV | 99yr from 2000 |
Blk 131 BEDOK NTH AVE 3
Mar 2026 · Floor 16 TO 18
+6.3% vs FV
Blk 131 BEDOK NTH AVE 3
Mar 2026 · Floor 16 TO 18
+6.3% vs FV
Blk 93 BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-6.4% vs FV
Blk 180 BEDOK NTH RD
Mar 2026 · Floor 01 TO 03
+29.2% vs FV
Blk 185 BEDOK NTH RD
Mar 2026 · Floor 01 TO 03
+27.9% vs FV
Blk 427 BEDOK NTH RD
Mar 2026 · Floor 01 TO 03
-11.4% vs FV
Blk 82 BEDOK NTH RD
Mar 2026 · Floor 10 TO 12
+1.1% vs FV
Blk 187B BEDOK NTH ST 4
Mar 2026 · Floor 07 TO 09
+48.8% vs FV
Blk 187A BEDOK NTH ST 4
Mar 2026 · Floor 16 TO 18
+55.5% vs FV
Blk 766 BEDOK RESERVOIR VIEW
Mar 2026 · Floor 01 TO 03
+7.9% vs FV
Blk 774 BEDOK RESERVOIR VIEW
Mar 2026 · Floor 01 TO 03
+2.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Bedok, with a remaining lease of 60 years, reflects a noteworthy market position, valued at an estimated $1,407,204, translating to $559 per square foot. This assessment indicates a premium status, as it stands approximately 182.8% above the baseline market value, suggesting heightened demand and competitive interest in the Bedok area. Such significant market signals can be attributed to a confluence of factors including the strategic location of Bedok, robust community infrastructure, and the ongoing transformation of the surrounding neighborhoods.
With a model confidence rating categorized as high, this valuation is underpinned by an extensive analysis of 500 recent HDB resale transactions in the vicinity, reinforcing the reliability of the pricing model and its predictive capabilities. The strong demand for HDB properties in Bedok, particularly those with a considerable remaining lease, points to a positive sentiment among buyers, indicating an expectation of long-term capital appreciation. As the market continues to evolve, potential investors and homeowners should remain cognizant of these dynamics, which not only enhance the attractiveness of this specific HDB unit but also reflect broader trends within the Singaporean real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.