Bedok Ria Crescent, Bedok South, East Region, Singapore
$4,388,000
Freehold 2 Storey Inter-Terrace @ Bedok Ria Crescent RARE INTER-TERRACE BEDOK RIA CRESCENT WALKING DISTANCE TO MRT QUIET AND PRIVATE ENCLAVE Unit Details: * Land Size: 1,769 sqft * Built-Up: Approx. 2,100 sqft * Freehold * Inter-Terrace * 2 Storey * 4 Bedrooms including Granny’s Room on Level 1 * 3 Bathrooms * Potential to create 6 Bedrooms & 4 Bathrooms with A&A * Regular Land Plot * Sold with Vacant Possession * Ideal for Gut Renovation/A&A/Rebuild *Quiet & Established Bedok Ria Enclave * Approx. 900m to Tanah Merah MRT Transport: Tanah Merah MRT (EW4/TE35/CG) | 0.76KM Sungei Bedok MRT (DT37/TE31) | 0.82KM Shopping Malls: Bedok Shopping Complex | 0.79KM East Village | 0.97KM Changi City Point | 1.36KM Bedok Mall | 2.67KM Groceries: Giant Supermarket @ Bedok Marketplace | 0.77KM FairPrice @ Bedok Town Centre | 2.4KM Eateries: Bedok Food Centre | 0.74KM Bedok Marketplace | 0.77KM Simpang Bedok | 0.79KM Primary Schools: Temasek Primary School | 1.3KM Changkat Primary School | 1.52KM St. Anthony’s Canossian Primary School | 1.61KM Bedok Green Primary School | 1.74KM Secondary Schools: Temasek Secondary School | 1.34KM Anglican High School | 1.36KM Bedok Green Secondary School | 2.2KM Secure a Freehold Landed Plot in an Up & Coming D16 Enclave. Rebuild to Your Own Specs or Hold for Long-Term Growth. For viewing arrangements, kindly contact our Associate Senior Consultants: Lee Jun Wei @ 9.6.8.5.2.5.8.8 Felicia @ 9.0.9.0.4.3.8.8 PLB Realty
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Total Transactions
1
Average Price
S4.5M
Total Value
S4.5M
Calculating fair value from URA transaction data…
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Automated Valuation based on 51 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$1.32M
S$627 psf
Asking Price
S$4.39M
S$2,480 psf
vs Market
+233.5%
vs Last Done
+261.0%
Tenure
66 yrs
99-year Leasehold · Balance remaining
Confidence
High
51 comps
Nearest MRT
Tanah Merah
696m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
51 comparable transactions
S$652
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$627
Recent Comparable Transactions
10 shown · 51 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +9.6% vs FV | 99yr from 1993 |
May 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +9.6% vs FV | 99yr from 1993 |
May 2026 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▲S$635 +1.3% vs FV | 99yr from 1993 |
May 2026 | Blk 29A CHAI CHEE AVE Floor 07 TO 09 | 1,572sqft | S$1,088,000 | ▲S$692 +10.4% vs FV | 99yr from 1996 |
Apr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▲S$669 +6.7% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -0.3% 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 +13.6% vs FV | 99yr from 1995 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -0.5% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +10.5% vs FV | 99yr from 1993 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -2.1% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▲S$654 +4.3% vs FV | 99yr from 1993 |
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+9.6% vs FV
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+9.6% vs FV
Blk 640 BEDOK RESERVOIR RD
May 2026 · Floor 07 TO 09
+1.3% vs FV
Blk 29A CHAI CHEE AVE
May 2026 · Floor 07 TO 09
+10.4% vs FV
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
+6.7% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-0.3% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+13.6% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-0.5% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+10.5% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-2.1% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
+4.3% 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 $1,315,919, translating to a competitive $627 per square foot (PSF). This valuation not only reflects the intrinsic qualities of the property but also positions it significantly above the market baseline, demonstrating a considerable 233.5% difference. Such a premium signals a robust demand for HDB properties in this vibrant district, which is bolstered by its strategic location and the comprehensive amenities available in the vicinity.
Furthermore, the model confidence is classified as high, substantiated by an analysis of 51 recent HDB resale transactions in the area. This extensive data set provides a solid foundation for the valuation, indicating a strong market appetite for properties in Bedok. The enduring lease of 66 years adds a layer of desirability, particularly for families and investors seeking long-term residence or rental opportunities. As market dynamics continue to evolve, this HDB Executive unit stands as a prime candidate for discerning buyers looking to capitalize on the thriving real estate landscape in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.