170 Bedok South Road 460170, Bedok South, East Region, Singapore
$638,888
Top Floor, Windy & Bright, Move-in Condition @ Bedok South - 3 bedroom, 2 bathroom - Top Floor (no up-stair noise) - 904 sqft, Efficient Layout - Owner occupied, No need extension - Main door facing - North - Living Room view unblock - Not facing main road - Only 2units per side of lift lobby - Corridor unit, Next to corner unit Why This Unit? High floor — enjoy unblocked views & excellent ventilation Bright and breezy throughout the day Squarish layout with minimal wastage of space Well-kept condition — move in with minimal renovation Ideal for small families, couples or investors Lifestyle & Convenience - Near Temasek Primary & Secondary School -– Surrounded by eateries, coffee shops & daily amenities – Short distance to Bedok Central & East Coast Park – Easy access to public transport & major expressways Connectivity – Well connected via PIE & ECP – Accessible to MRT & bus routes -9mins to Bedok South MRT -16mins to Tanah Merah MRT -18mins to Bayshore MRT Serious seller | All races welcome Flexible viewing arrangements — contact to arrange today WhatsApp 8.8.6.5.1.0.0.5 - Don’t miss this rare high-floor unit — homes like this don’t stay long on the market!
The following locations are within radius of this property, with distance shown in kilometers.
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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: L3009250K
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$480,698
S$532 psf
Asking Price
S$638,888
S$707 psf
vs Market
+32.9%
vs Last Done
+12.4%
Tenure
58 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Tanah Merah
722m away · +2% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$629
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$532
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | Blk 170 BEDOK STH RD Floor 04 TO 06 | 904sqft | S$568,888 | ▲S$629 +18.2% vs FV | 99yr from 1986 |
Jul 2025 | Blk 170 BEDOK STH RD Floor 04 TO 06 | 904sqft | S$568,888 | ▲S$629 +18.2% vs FV | 99yr from 1986 |
Blk 170 BEDOK STH RD
Jul 2025 · Floor 04 TO 06
+18.2% vs FV
Blk 170 BEDOK STH RD
Jul 2025 · Floor 04 TO 06
+18.2% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB property located in Bedok, with a remaining lease of 58 years, stands at an estimated value of $480,698, translating to a price per square foot (PSF) of $532. This figure is notably above the market baseline, showing a significant 32.9% premium. Such a discrepancy raises questions regarding the underlying factors contributing to this elevated valuation, particularly in a neighborhood where recent transactions indicate a lack of comparable sales data, as evidenced by only one recent HDB resale transaction in the vicinity.
While the extended lease period of 58 years generally offers a favorable investment horizon, the low model confidence rating suggests caution for potential buyers and investors. The limited transaction activity may reflect a transient market condition, potentially driven by specific local demand or unique property characteristics that could skew the valuation metrics. Investors should consider not only the current valuation but also the broader market dynamics and long-term lease implications, as these factors will be critical in assessing the property’s future performance in an evolving real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.