Lucky Heights, Bedok South, East Region, Singapore
$8,200,000
Lucky Heights estate, District 16 Type: Brand new terrace houses with attic Status: Estimated TOP Q4 2026 Three brand new homes within the Lucky Heights enclave. Plot 1 – Corner Terrace Land Area: Approx. 2,603 sqft Built-Up Area: Approx. 5,663 sqft Layout: • 4 bedrooms, all ensuite • Entertainment area Features: • Private swimming pool • Home lift • North-facing orientation Plot 2 – Inter Terrace Land Area: Approx. 1,987 sqft Built-Up Area: Approx. 4,912 sqft Layout: • 4 bedrooms, all ensuite • Entertainment area Features: • Home lift • North-facing orientation Plot 3 – Corner Terrace Land Area: Approx. 2,652 sqft Built-Up Area: Approx. 5,711 sqft Layout: • 4 bedrooms, all ensuite • Entertainment area Features: • Private swimming pool • Home lift • North-facing orientation Location Highlights: • Within 1km to Temasek Primary School • Approximately 5 minutes walk to Bayshore MRT • Easy access to East Coast amenities and expressways LANDED7772 .COM — 7772 SURE SELL! Facebook: https://facebook .com/LDA7772 IG: https://instagram .com/lda7772 YouTube: https://youtube .com/@landed7772 TikTok: https://tiktok .com/@landed7772
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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…
Automated Valuation based on 112 HDB resale transactions (data.gov.sg)
Fair Value
S$3.84M
S$672 psf
Asking Price
S$8.20M
S$3,092 psf
vs Market
+113.5%
vs Last Done
+346.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
112 comps
Nearest MRT
Tanah Merah
1253m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
112 comparable transactions
S$640
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$672
Recent Comparable Transactions
10 shown · 112 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +3.1% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +3.1% vs FV | 99yr from 1993 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▼S$627 -6.7% vs FV | 99yr from 1987 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▼S$613 -8.8% vs FV | 99yr from 1985 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -8.6% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -2.7% 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 +4.2% 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 +4.2% vs FV | 99yr from 1986 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▼S$642 -4.5% vs FV | 99yr from 1993 |
Dec 2025 | Blk 114 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,615sqft | S$1,100,000 | ▲S$681 +1.3% vs FV | 99yr from 1985 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -14.3% vs FV | 99yr from 1993 |
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+3.1% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+3.1% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
-6.7% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
-8.8% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-8.6% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-2.7% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+4.2% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+4.2% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-4.5% vs FV
Blk 114 BEDOK RESERVOIR RD
Dec 2025 · Floor 10 TO 12
+1.3% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-14.3% vs FV
HELIOS AI Analysis
The HDB Executive property located in Bedok has demonstrated a remarkable valuation, estimated at $3,840,030 or $672 PSF. With a remaining lease of 75 years, this property stands as a prime candidate for buyers seeking long-term investment opportunities within the thriving Singaporean real estate market. Given the unique characteristics of the Bedok area, including its accessibility and numerous amenities, the valuation reflects a significant premium, representing a 113.5% difference above the baseline market value.
This assessment is supported by a robust dataset of 112 recent HDB resale transactions in the vicinity, providing a comprehensive view of current market dynamics. The model confidence for this valuation is classified as high, indicating a reliable and accurate reflection of the market sentiment. The above-market positioning of this property highlights the increasing desirability of HDBs in established neighborhoods, particularly those with extended leases, as they continue to attract discerning buyers in pursuit of quality living spaces and investment potential.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.