Limau Rise, Bedok South, East Region, Singapore
$5,000,000











New listing for sale. Freehold. Corner Terrace located in district 16. Bedok park estate. Quiet and serene environment. 2 storey freehold corner terrace. On the 2nd level, 3 bedrooms and 2 bathrooms. Master bedroom comes with an ensuite bathroom. Regular and spacious layout. Well ventilated and breezy. Good natural light catchment in the house. Bright. Well maintained by the current sellers. Suitable for A&A works. Lush greeneries around the house. Good size land. Land size approx 3282 sqft. Built-up approx 2500 sqft. Nearby MRTS Tanah Merah MRT station (Green East West Line) Bedok South MRT station (Brown Thomson East Coast Line) Sungei Bedok MRT station (Blue Downtown Line) Within 1KM of reputable Temasek Primary School Nearby Temasek Secondary School, Anglican High School. Nearby Amenities include Cold Storage at Eastwood Centre, NTUC Fairprice at Upper Changi Road & Giant Supermarket at Simpang Bedok, Bedok Shopping Complex. Call Sheena @ 9431XXXX for an exclusive viewing.
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Total Transactions
15
Average Price
S2.2M
Total Value
S33.5M
Calculating fair value from URA transaction data…
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Automated Valuation based on 17 HDB resale transactions (data.gov.sg)
Fair Value
S$1.79M
S$718 psf
Asking Price
S$5.00M
S$2,000 psf
vs Market
+178.7%
vs Last Done
+225.7%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
17 comps
Nearest MRT
Tanah Merah
498m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
17 comparable transactions
S$674
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.014
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$718
Recent Comparable Transactions
10 shown · 17 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -14.5% vs FV | 99yr from 1996 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -14.5% vs FV | 99yr from 1996 |
Dec 2025 | Blk 10B BEDOK STH AVE 2 Floor 04 TO 06 | 1,561sqft | S$1,000,000 | ▼S$641 -10.7% vs FV | 99yr from 1995 |
Dec 2025 | Blk 662 JLN DAMAI Floor 04 TO 06 | 1,561sqft | S$970,000 | ▼S$621 -13.5% vs FV | 99yr from 1996 |
Dec 2025 | Blk 663 JLN DAMAI Floor 01 TO 03 | 1,528sqft | S$930,000 | ▼S$608 -15.3% vs FV | 99yr from 1996 |
Sep 2025 | Blk 664 JLN DAMAI Floor 07 TO 09 | 1,539sqft | S$1,085,000 | ▼S$705 -1.8% vs FV | 99yr from 1996 |
Jul 2025 | Blk 665 JLN DAMAI Floor 10 TO 12 | 1,572sqft | S$1,170,000 | ▲S$744 +3.6% vs FV | 99yr from 1996 |
Jun 2025 | Blk 661 JLN DAMAI Floor 07 TO 09 | 1,539sqft | S$1,050,000 | ▼S$682 -5.0% vs FV | 99yr from 1996 |
May 2025 | Blk 10D BEDOK STH AVE 2 Floor 22 TO 24 | 1,539sqft | S$1,240,000 | ▲S$806 +12.3% vs FV | 99yr from 1995 |
Mar 2025 | Blk 29A CHAI CHEE AVE Floor 01 TO 03 | 1,572sqft | S$1,050,000 | ▼S$668 -7.0% vs FV | 99yr from 1996 |
Jan 2025 | Blk 664 JLN DAMAI Floor 07 TO 09 | 1,539sqft | S$1,050,888 | ▼S$683 -4.9% vs FV | 99yr from 1996 |
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-14.5% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-14.5% vs FV
Blk 10B BEDOK STH AVE 2
Dec 2025 · Floor 04 TO 06
-10.7% vs FV
Blk 662 JLN DAMAI
Dec 2025 · Floor 04 TO 06
-13.5% vs FV
Blk 663 JLN DAMAI
Dec 2025 · Floor 01 TO 03
-15.3% vs FV
Blk 664 JLN DAMAI
Sep 2025 · Floor 07 TO 09
-1.8% vs FV
Blk 665 JLN DAMAI
Jul 2025 · Floor 10 TO 12
+3.6% vs FV
Blk 661 JLN DAMAI
Jun 2025 · Floor 07 TO 09
-5.0% vs FV
Blk 10D BEDOK STH AVE 2
May 2025 · Floor 22 TO 24
+12.3% vs FV
Blk 29A CHAI CHEE AVE
Mar 2025 · Floor 01 TO 03
-7.0% vs FV
Blk 664 JLN DAMAI
Jan 2025 · Floor 07 TO 09
-4.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Bedok, with a remaining lease of 71 years, stands at an estimated value of $1,793,751, equating to $718 PSF. This valuation positions the property significantly above the market baseline, reflecting a remarkable 178.7% difference. Such a premium suggests strong demand for HDB properties in this locality, driven by factors including accessibility, community amenities, and the overall desirability of the Bedok region.
Despite the medium confidence level attributed to this valuation, the analysis is reinforced by the examination of 17 recent HDB resale transactions within the vicinity. The robust transactional data indicates a continued appetite for HDB properties, particularly those with substantial remaining leases, which often command higher premiums. As the market dynamics evolve, it is crucial for potential buyers and investors to consider not just the current valuation but also the implications of lease tenure and future market trends in the HDB sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.