Jalan Nipah, Bedok South, East Region, Singapore
$13,500 /month
No image
This house is a 5 Bedrooms Landed House for rent in Bedok Ria, a quality Landed property in Singapore. All size approxi Located in District 16, this house sits on Jalan Nipah. A Freehold Semi-Detached House, this development was completed in 1993. It has a total of 194 blocks and if you're looking for a house in Singapore, this just might be the perfect one for you! Nearby amenities ⭑ Nearby MRTs • 3 MRTs within 1 km ⭑ Nearby Bus stops • Excelsior Gardens (86 m) - 2 mins walk • Opposite Man Fatt Lam Temple (159 m) - 3 mins walk • Opposite Excelsior Gardens (176 m) - 3 mins walk • 4 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • S Mart (280 m) - 4 mins walk • 7 grocery stores within 1 km ⭑ Nearby Schools • Bedok South Secondary School (104 m) - 2 mins walk • Smiling Star Speedy Chinese Character Recognition - Bedok South Road (899 m) - 7 mins drive • Institute of Technical Education - College East (909 m) - 3 mins drive • 2 more schools within 1 km ⭑ Nearby Parks • Bedok Ria Park (197 m) - 3 mins walk • Bedok Canal (268 m) - 4 mins walk • Green field (275 m) - 4 mins walk • 3 more parks within 1 km Please call Belle Poh from 99.co @ +659223XXXX to arrange for a viewing.
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Total Transactions
1
Average Price
S4.5M
Total Value
S4.5M
Calculating fair value from URA transaction data…


License: L3008022J
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Estimated sale value based on 50 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$3.49M
S$626 psf
Asking Price
S$13,500
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
66 yrs
99-year Leasehold · Balance remaining
Confidence
High
50 comps
Nearest MRT
Tanah Merah
696m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
50 comparable transactions
S$651
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.943
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$626
Recent Comparable Transactions
10 shown · 50 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▲S$669 +6.9% vs FV | 99yr from 1993 |
Apr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▲S$669 +6.9% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -0.2% vs FV | 99yr from 1993 |
Apr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +13.7% vs FV | 99yr from 1995 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -0.3% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +10.7% vs FV | 99yr from 1993 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -1.9% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▲S$654 +4.5% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▲S$642 +2.6% vs FV | 99yr from 1993 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -8.0% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,561sqft | S$965,000 | ▼S$618 -1.3% vs FV | 99yr from 1993 |
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
+6.9% vs FV
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
+6.9% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-0.2% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+13.7% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-0.3% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+10.7% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-1.9% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
+4.5% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
+2.6% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-8.0% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-1.3% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bedok, with a remaining lease of 66 years, stands at an estimated value of $3,486,425, equating to $626 PSF. This valuation is firmly supported by a robust dataset of 50 recent HDB resale transactions within the vicinity, underscoring a high model confidence rating. Notably, the current market price reflects a 0% difference from the baseline, indicating that this property is priced right at the equilibrium point of supply and demand in the local market.
In the context of Singapore's dynamic real estate landscape, the remaining lease of 66 years is a critical factor, as it provides significant occupancy potential while still appealing to potential buyers concerned about lease decay. The stability in pricing signals a resilient market, with the Bedok area continuing to attract interest due to its strategic location and comprehensive amenities. As such, the valuation not only reflects current market conditions but also positions the property as a valuable asset for long-term growth potential in an ever-evolving housing market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.