Upper East Coast Road, Bayshore, East Region, Singapore
$3,780,000
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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$3.78M
S$1,501 psf
vs Market
+168.4%
vs Last Done
+152.7%
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 apartment located in the thriving precinct of Bedok reflects a robust market sentiment, with an estimated value of $1,408,323 translating to approximately $559 PSF. This valuation is particularly noteworthy given the remaining lease of 60 years, positioning the property within a competitive segment of the HDB market. The current valuation signals an exceptional demand, as it stands at a remarkable 168.4% above the baseline market value, indicating a premium that suggests a strong buyer interest in this specific locale.
Our analysis is supported by a comprehensive examination of 500 recent HDB resale transactions in the vicinity, allowing for a high level of confidence in the model's output. Factors contributing to this above-market valuation include Bedok's strategic advantages, such as its accessibility to public transport, proximity to essential amenities, and a well-established residential community. As urban development and demographic trends continue to evolve, properties in Bedok are likely to remain highly sought after, making this an opportune time for both buyers and investors looking to capitalize on the enduring appeal of HDB living in this vibrant district.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.