Upper East Coast Road, Bayshore, East Region, Singapore
$5,800,000
- Perfect for A&A / Rebuild - Short Walk to MRT, Malls and Eateries - Katong V, Parkway Parade, Katong Shopping Centre. - Motivated Sellers Level 1: (2 Bedroom, 1 Bathroom) - Car Porch - Living & Dining - Helper’s Room - Granny’s Room - Wet and Dry Kitchen - Backyard Level 2: - 2nd Living Room - 3 Bedrooms - 1 Bathroom Schools nearby: - Tanjong Katong Primary School (0.31KM) - Moe Kindergarten @ Tanjong Katong (0.31KM) - Seeds D' Learning House (0.42KM) - Pink Tower Montessori (0.42KM) - Tung Ling Kindergarten (0.44KM) - St. Hilda's Church Kindergarten (0.48KM) - Little Shepherds' Schoolhouse@Church Of The Holy Family (0.59KM) MRT/LRT stations: - Marine Parade (0.3 KM) - Tanjong Katong (0.77 KM) Feel free to contact me for further enquiries or to arrange a viewing! Jaren Hoo | Marketing Director Preeminent Group ERA, 10x Consecutive Champion Group
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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 224 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$1.79M
S$671 psf
Asking Price
S$5.80M
S$2,176 psf
vs Market
+224.3%
vs Last Done
+225.3%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
224 comps
Nearest MRT
Bedok
1398m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
224 comparable transactions
S$639
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$671
Recent Comparable Transactions
10 shown · 224 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▼S$669 -0.3% vs FV | 99yr from 1993 |
Apr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▼S$669 -0.3% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -6.9% vs FV | 99yr from 1993 |
Apr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +6.1% vs FV | 99yr from 1995 |
Apr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▼S$669 -0.3% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -6.9% vs FV | 99yr from 1993 |
Apr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +6.1% vs FV | 99yr from 1995 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -7.0% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +3.3% vs FV | 99yr from 1993 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▼S$627 -6.6% 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 -1.8% vs FV | 99yr from 1986 |
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
-0.3% vs FV
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
-0.3% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-6.9% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+6.1% vs FV
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
-0.3% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-6.9% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+6.1% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-7.0% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+3.3% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
-6.6% vs FV
Blk 167 BEDOK STH AVE 3
Mar 2026 · Floor 04 TO 06
-1.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive in Bedok, with a remaining lease of 75 years, is positioned at an estimated value of $1,788,334, translating to a price per square foot (PSF) of $671. This valuation, indicating a substantial market signal that is 224.3% above the baseline, reflects both the desirability of the Bedok area and the robust demand for HDB properties in Singapore. The high percentage above the baseline suggests that this property is not only a premium offering but also indicative of a thriving market where buyers are willing to invest significantly more than conventional pricing would suggest.
With model confidence rated as high and supported by an analysis of 224 recent HDB resale transactions in the vicinity, this valuation underscores the dynamic nature of the real estate landscape in Bedok. Factors contributing to this elevated valuation include the strategic location, accessibility to public transport, and proximity to essential amenities, all of which enhance the intrinsic value of the property. As the market continues to evolve, properties like this HDB Executive are likely to remain highly sought after, further emphasizing the importance of understanding local market dynamics and lease tenure in assessing property value.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.