Upper East Coast Road, Bayshore, East Region, Singapore
$3,950,000















Located within Upper East Coast enclave (District 16), this unit is a stone throw (4 mins walk) to Bayshore MRT and many nearby amenities such as supermarkets and bus stops to key locations. Spacious and efficient layout offers the coveted work-life environment with integrated distinct exercise, dining and study/work area. Come home to a spacious and relaxing ambience. ✔️ Spacious & Efficient Layout (2517 SQFT) ✔️ 3 x Bedroom with ensuite ✔️ 4 Mins Walk to Bayshore MRT Station! ✔️ Serene And Peaceful Environment ✔️ Easy Access to East Coast Parkway (ECP) And Pan Island Expressway (PIE) ✔️ Within 1km to Prestigious Schools Like (Temasek Primary School, Temasek Junior College and more) If you're looking for a spacious and classy home in district 16, this might be the perfect unit for you. Nearby amenities ⭑ Nearby MRTs • Bayshore (319 m) - 5 mins walk • 1 MRT within 1 km ⭑ Nearby Bus stops • Chai Chee Secondary School (36 m) - 1 mins walk • East Coast Ville (87 m) - 2 mins walk • Opposite The Summit (274 m) - 4 mins walk • 4 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • The Essential Corner (314 m) - 5 mins walk • 3 grocery stores within 1 km ⭑ Nearby Schools • Rainbow Cove Pre-School @ Upper East Coast (90 m) - 2 mins walk • Rainbow Cove Pre-School @ Sennett (231 m) - 4 mins walk • Alphabet Playhouse @ East Coast (264 m) - 4 mins walk • 6 more schools within 1 km ⭑ Nearby Parks • Bayshore Underpass (440 m) - 7 mins walk • Sennett Avenue Linear Park (441 m) - 7 mins walk • Sennett Avenue Open Space (518 m) - 4 mins drive • 7 more parks within 1 km *** The land and floor sizes are approximate and subject to a final survey *** Please contact Xhin @ +659171XXXX to arrange for an exclusive viewing!
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Total Transactions
5
Average Price
S1.8M
Total Value
S9.2M
Calculating fair value from URA transaction data…
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Automated Valuation based on 62 HDB resale transactions (data.gov.sg)
Fair Value
S$1.39M
S$541 psf
Asking Price
S$3.95M
S$1,542 psf
vs Market
+184.9%
vs Last Done
+165.9%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
High
62 comps
Nearest MRT
Bedok
1449m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
62 comparable transactions
S$631
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$541
Recent Comparable Transactions
10 shown · 62 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 42 CHAI CHEE ST Floor 10 TO 12 | 1,604sqft | S$930,000 | ▲S$580 +7.2% vs FV | 99yr from 1985 |
Sep 2025 | Blk 42 CHAI CHEE ST Floor 10 TO 12 | 1,604sqft | S$930,000 | ▲S$580 +7.2% vs FV | 99yr from 1985 |
May 2026 | Blk 137 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,539sqft | S$915,000 | ▲S$594 +9.8% vs FV | 99yr from 1987 |
May 2026 | Blk 145 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$938,000 | ▲S$609 +12.6% vs FV | 99yr from 1987 |
Apr 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,625sqft | S$1,088,888 | ▲S$670 +23.8% vs FV | 99yr from 1987 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▲S$627 +15.9% vs FV | 99yr from 1987 |
Mar 2026 | Blk 167 BEDOK STH AVE 3 Floor 04 TO 06 | 1,572sqft | S$1,035,000 | ▲S$659 +21.8% vs FV | 99yr from 1986 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▲S$613 +13.3% vs FV | 99yr from 1985 |
Jan 2026 | Blk 167 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +29.4% vs FV | 99yr from 1986 |
Jan 2026 | Blk 160 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +29.4% vs FV | 99yr from 1986 |
Dec 2025 | Blk 114 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,615sqft | S$1,100,000 | ▲S$681 +25.9% vs FV | 99yr from 1985 |
Blk 42 CHAI CHEE ST
Sep 2025 · Floor 10 TO 12
+7.2% vs FV
Blk 42 CHAI CHEE ST
Sep 2025 · Floor 10 TO 12
+7.2% vs FV
Blk 137 BEDOK RESERVOIR RD
May 2026 · Floor 01 TO 03
+9.8% vs FV
Blk 145 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+12.6% vs FV
Blk 137 BEDOK RESERVOIR RD
Apr 2026 · Floor 10 TO 12
+23.8% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
+15.9% vs FV
Blk 167 BEDOK STH AVE 3
Mar 2026 · Floor 04 TO 06
+21.8% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
+13.3% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+29.4% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+29.4% vs FV
Blk 114 BEDOK RESERVOIR RD
Dec 2025 · Floor 10 TO 12
+25.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bedok, with an estimated value of $1,386,216 and a price per square foot (PSF) of $541, signifies a compelling market position, particularly with a remaining lease of 60 years. This robust valuation reflects a significant premium over the baseline, indicated by a remarkable 184.9% difference from comparable properties in the area. Such a disparity suggests strong demand dynamics and buyer confidence in this locality, making it an appealing investment for potential homeowners and investors alike.
Underpinned by a high model confidence rating, derived from an analysis of 62 recent HDB resale transactions in the vicinity, the valuation indicates that Bedok remains a sought-after district within Singapore's real estate landscape. The combination of a substantial remaining lease and the attractive price point positions this property advantageously in a competitive market, where the balance of supply and demand continues to favor sellers. Investors should note that properties with longer remaining leases generally command higher valuations, thereby enhancing the appeal of this executive HDB as a resilient asset in the face of evolving market conditions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.