Eastwood Road, Bedok South, East Region, Singapore
$3,400,000
CEA Registration: L3010858B / R044030F Preview in virtual tour: https://my.matterport.com/show/?m=ChjpSKREzeo Step into this stunning home where space meets elegance. Featuring a double-volume living hall with an impressive ceiling, the unit exudes an airy and open ambiance. A thoughtfully added mezzanine level with full solid glass has been transformed into a bright study room. With annual repainting for both interior and exterior, regular waterproofing every five years, and newly installed air-conditioning, this home is move-in ready and effortlessly maintained. Spanning 3,222 sqft of built-up space on a 1,935 sqft plot, this well-designed home features a spacious layout with high ceilings, complemented by a balcony, terrace, maid’s room, and private garden. Conveniently located just a 4-minute walk to the upcoming Sungei Bedok MRT (TE31), with Cold Storage 3 minutes away and eateries like Oni Kimbap and Subway about a 5-minute walk. Several reputable primary schools are also within 1–2km. An ideal home for families seeking space and accessibility. Exclusive Propseller Listing! Size: - Land area: 1935 sqft. - Built-up area: 3222 sqft. - 5 bedrooms + 5 bathrooms - Balcony, Terrace, Maid's Room, Garden Attributes: - Extension needed: None - Well-Renovated condition - Main door facing North-West - Views from unit: Street - High Ceiling Convenience: - 6 min walk to the nearest bus stop (bus services: 10, 10e, 14, 14A, 45) - 4 min walk to upcoming Sungei Bedok MRT station (TE31) - 5 min walk to Oni Kimbap, and Subway - Primary schools between 1-2km: Changkat Primary School, Temasek Primary School Disclaimer: Some pictures may be virtually decluttered or staged to showcase the maximum potential of the property. All land size, built in and built up areas are based on approximate measurements and are subject to final survey and shall not form part of any offer or contract or constitute any warranty by the salesperson and shall not be regard as statements or representation of facts.
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Total Transactions
15
Average Price
S1.3M
Total Value
S18.9M
Calculating fair value from URA transaction data…


License: L3010858B
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Automated Valuation based on 109 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$2.09M
S$647 psf
Asking Price
S$3.40M
S$1,757 psf
vs Market
+63.0%
vs Last Done
+181.6%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
109 comps
Nearest MRT
Tanah Merah
1063m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
109 comparable transactions
S$638
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.014
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$647
Recent Comparable Transactions
10 shown · 109 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -3.6% vs FV | 99yr from 1993 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -3.6% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +7.1% vs FV | 99yr from 1993 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▼S$627 -3.1% 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 +1.9% vs FV | 99yr from 1986 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▼S$613 -5.3% vs FV | 99yr from 1985 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -5.1% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▲S$654 +1.1% vs FV | 99yr from 1993 |
Jan 2026 | Blk 167 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +8.2% 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 +8.2% vs FV | 99yr from 1986 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▼S$642 -0.8% vs FV | 99yr from 1993 |
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-3.6% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-3.6% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+7.1% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
-3.1% vs FV
Blk 167 BEDOK STH AVE 3
Mar 2026 · Floor 04 TO 06
+1.9% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
-5.3% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-5.1% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
+1.1% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+8.2% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+8.2% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-0.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bedok, with a remaining lease of 71 years, stands at an estimated value of $2,085,921, translating to $647 PSF. This valuation is notably above market trends, reflecting a substantial 63% difference from the baseline. Such a significant premium indicates strong demand dynamics within the Bedok area, which has seen a proliferation of interest from both local buyers and investors seeking quality housing options that promise good returns.
This high valuation is underscored by a robust model confidence rating, categorized as High, based on an analysis of 109 recent HDB resale transactions in the vicinity. The market signals suggest that properties in Bedok are increasingly being viewed as prime assets, particularly with the remaining lease of 71 years, which is advantageous for potential buyers who are concerned about leasehold duration. The combination of strategic location, quality of life amenities, and the overall appreciation of HDB properties in the region positions this Executive unit as a compelling investment opportunity in Singapore's evolving real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.