Bedok South Avenue 3, Bedok South, East Region, Singapore
$4,990,000
- Townhouse for sale: enjoy best of both worlds! - Rarely available CORNER TERRACE with lift - Main Door facing S, Living Room facing E - Enjoy full condo facilities (multiple pools, gym, function room, tennis court, children playground, 24 hours guard etc) - 4 storeys with 5 bedrooms & 6 bathrooms - 2 private carpark lots - Elevated land with unblocked view - Direct access to lap pool - Renovated 3 years ago! Move in condition! - 8 mins walk to Tanah Merah MRT - multiple supermarkets within walking distance Level 1: Ensuite bedroom Enclosed patio Bomb shelter Carpark lots can park 2-3 cars Level 2: Living room Dinning area Dry & wet kitchen Patio with direct access to lap pool Power room Utilities room/helper’s room with toilet Back yard Level 3: Master bedroom 2 common bedrooms Level 4: 1 Common bedroom Roof terrace with jacuzzi *Lift access to all levels PRIMARY SCHOOLS within 1km: Temasek Primary school Bedok Green primary school PRIMARY SCHOOLS within 1-2km: Red Swastika school Yu Neng primary school Chandler primary school St. Anthony’s canossian primary school Fengshan primary school Contact Chloe 9.6.6.7.0.9.6.0 for exclusive viewing - Townhouse: 享受两全其美的居住体验! - 罕有带电梯角头连排别墅! - 享有完善公寓设施 (多个泳池、健身房、会所、网球场、儿童游乐场、24小时保安等) - 四层楼,5间卧室,6间浴室 - 2 个私人车位 - 地势高、视野开阔无遮挡 - 直通泳池 - 3年前新装修!拎包入住! - 8分钟至丹娜美拉MRT - 步行距离多家超市 一楼: 1间套房 超大封闭露台 防空壕 车库(可停2-3辆车) 二楼: 客厅 餐厅 干、湿厨房 露台直通泳池 客卫 储藏房/女佣房(及卫生间) 后院 三楼: 主卧 2间普通房 四楼: 1间套房 Jacuzzi 露台 *室内电梯可达所有楼层 1km内小学: Temasek Primary school Bedok Green primary school 1-2km内小学 Red Swastika school Yu Neng primary school Chandler primary school St. Anthony’s canossian primary school Fengshan primary school
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Total Transactions
204
Average Price
S1.1M
Total Value
S231.2M
Calculating fair value from URA transaction data…
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Automated Valuation based on 112 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$2.72M
S$705 psf
Asking Price
S$4.99M
S$1,295 psf
vs Market
+83.8%
vs Last Done
+93.6%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
High
112 comps
Nearest MRT
Tanah Merah
422m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
112 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
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$705
Recent Comparable Transactions
10 shown · 112 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 -5.1% 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 -5.1% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -11.3% 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 +1.0% vs FV | 99yr from 1995 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -11.5% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▼S$693 -1.7% vs FV | 99yr from 1993 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▼S$627 -11.1% 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 -6.5% vs FV | 99yr from 1986 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▼S$613 -13.0% vs FV | 99yr from 1985 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -12.9% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -7.2% vs FV | 99yr from 1993 |
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
-5.1% vs FV
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
-5.1% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-11.3% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+1.0% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-11.5% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
-1.7% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
-11.1% vs FV
Blk 167 BEDOK STH AVE 3
Mar 2026 · Floor 04 TO 06
-6.5% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
-13.0% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-12.9% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-7.2% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive flat located in Bedok reflects a robust market position, with an estimated value of $2,715,516 or $705 PSF. This valuation is notably above the market baseline, registering an impressive 83.8% difference from the average, indicative of strong demand and desirability in the area. The remaining lease of 90 years adds significant appeal, as properties with extended lease tenures typically attract higher valuations due to a reduced risk of lease decay and greater financing flexibility for potential buyers.
Our analysis, grounded in data from 112 recent HDB resale transactions in the vicinity, demonstrates a high model confidence in the current valuation. The strong market signal suggests that the Bedok area is experiencing a premium surge, driven by a combination of factors including strategic location, accessibility to amenities, and a robust community framework. As such, this property not only stands as a valuable asset but also as a strategic investment opportunity within Singapore’s dynamic real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.