52 New Upper Changi Road 461052, Bedok South, East Region, Singapore
$520,000
High Floor Bright & Breezy Home – 52 New Upper Changi Rd • High floor corridor unit with good privacy • 4I Model | 904 sqft / 84 sqm • 3 bedrooms, 1 bathroom + 1 toilet • Main door facing West (no direct west sun) • Living room facing South for excellent natural light & airflow • Very bright, airy & well-ventilated home • Efficient & functional layout • Very well maintained & move-in ready • No extension required Convenience & Connectivity • Minutes to Bedok Mall, Bedok Interchange Hawker Centre & nearby eateries, coffee shops & supermarkets (FairPrice, Giant) • Close to Bedok MRT Station & Bedok Bus Interchange for easy islandwide travel • Quick access to ECP & PIE Schools Nearby • Within 1km: Fengshan Primary School & Red Swastika School • Short walk or drive to Bedok Green Secondary School, Bedok View Secondary School & other reputable preschools & childcare centres • Ideal for families seeking convenience, lifestyle & quality education A bright, airy, and comfortable home in a mature estate with excellent amenities, schools, and connectivity. For viewing appointment, please contact: Jayden Saravannan @9-7-2-7 / 6-8-9-7 CEA: R000215D / Ohmyhome: L3010739Z Buy, sell, rent and renovate with Ohmyhome! Over 18,000 happy families have engaged Ohmyhome and gave 5-star reviews. Find out first hand why our agents are top in the market and let us be your all-in-one property solution for all your property needs. Contact us at Ohmyhome or via Whatsapp @ 9-7-5-5 / 9-2-8-3 for the most comprehensive housing transaction journey! Ohmyhome, always by your side, always on your side!
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3010739Z
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$422,006
S$467 psf
Asking Price
S$520,000
S$575 psf
vs Market
+23.2%
vs Last Done
+15.0%
Tenure
49 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
500 comps
Nearest MRT
Tanah Merah
575m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$654
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.700
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$467
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 525 BEDOK NTH ST 3 Floor 07 TO 09 | 990sqft | S$495,000 | ▲S$500 +7.1% vs FV | 99yr from 1979 |
Jan 2026 | Blk 525 BEDOK NTH ST 3 Floor 07 TO 09 | 990sqft | S$495,000 | ▲S$500 +7.1% vs FV | 99yr from 1979 |
Dec 2025 | Blk 520 BEDOK NTH AVE 1 Floor 10 TO 12 | 990sqft | S$525,000 | ▲S$530 +13.5% vs FV | 99yr from 1979 |
Nov 2025 | Blk 524 BEDOK NTH ST 3 Floor 04 TO 06 | 990sqft | S$510,000 | ▲S$515 +10.3% vs FV | 99yr from 1979 |
Aug 2025 | Blk 523 BEDOK NTH ST 3 Floor 10 TO 12 | 990sqft | S$538,000 | ▲S$543 +16.3% vs FV | 99yr from 1979 |
Jul 2025 | Blk 524 BEDOK NTH ST 3 Floor 07 TO 09 | 990sqft | S$508,000 | ▲S$513 +9.9% vs FV | 99yr from 1979 |
Jun 2025 | Blk 523 BEDOK NTH ST 3 Floor 01 TO 03 | 990sqft | S$515,000 | ▲S$520 +11.3% vs FV | 99yr from 1979 |
May 2025 | Blk 524 BEDOK NTH ST 3 Floor 07 TO 09 | 990sqft | S$539,000 | ▲S$544 +16.5% vs FV | 99yr from 1979 |
Mar 2025 | Blk 523 BEDOK NTH ST 3 Floor 10 TO 12 | 990sqft | S$538,888 | ▲S$544 +16.5% vs FV | 99yr from 1979 |
Feb 2025 | Blk 521 BEDOK NTH AVE 1 Floor 07 TO 09 | 990sqft | S$520,000 | ▲S$525 +12.4% vs FV | 99yr from 1979 |
Mar 2026 | Blk 131 BEDOK NTH AVE 3 Floor 16 TO 18 | 990sqft | S$588,000 | ▲S$594 +27.2% vs FV | 99yr from 1978 |
Blk 525 BEDOK NTH ST 3
Jan 2026 · Floor 07 TO 09
+7.1% vs FV
Blk 525 BEDOK NTH ST 3
Jan 2026 · Floor 07 TO 09
+7.1% vs FV
Blk 520 BEDOK NTH AVE 1
Dec 2025 · Floor 10 TO 12
+13.5% vs FV
Blk 524 BEDOK NTH ST 3
Nov 2025 · Floor 04 TO 06
+10.3% vs FV
Blk 523 BEDOK NTH ST 3
Aug 2025 · Floor 10 TO 12
+16.3% vs FV
Blk 524 BEDOK NTH ST 3
Jul 2025 · Floor 07 TO 09
+9.9% vs FV
Blk 523 BEDOK NTH ST 3
Jun 2025 · Floor 01 TO 03
+11.3% vs FV
Blk 524 BEDOK NTH ST 3
May 2025 · Floor 07 TO 09
+16.5% vs FV
Blk 523 BEDOK NTH ST 3
Mar 2025 · Floor 10 TO 12
+16.5% vs FV
Blk 521 BEDOK NTH AVE 1
Feb 2025 · Floor 07 TO 09
+12.4% vs FV
Blk 131 BEDOK NTH AVE 3
Mar 2026 · Floor 16 TO 18
+27.2% vs FV
HELIOS AI Analysis
<p>The valuation of the 4-room HDB unit in Bedok, with a remaining lease of 49 years, presents a compelling market signal. Estimated at <strong>$422,006</strong> or <strong>$467 PSF</strong>, this valuation is notably above the market baseline by <strong>23.2%</strong>. This significant premium reflects the increasing demand for HDB properties in the region, driven by the area's strategic location, robust amenities, and the general trend of appreciating property values within Singapore’s real estate landscape.</p> <p>The model's high confidence level, based on an extensive analysis of <strong>500 recent HDB resale transactions</strong> in the vicinity, underscores the reliability of this valuation. The remaining lease of 49 years is pivotal, as it balances the typical buyer concerns regarding lease tenure against the desirability of living in a well-established neighborhood such as Bedok. As the market continues to evolve, the strong demand coupled with limited supply in the HDB sector signals a robust investment opportunity, particularly for those seeking a property that promises both capital appreciation and a vibrant community lifestyle.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.