Jalan Simpang Bedok, Bedok North, East Region, Singapore
$5,200,000









District 16 Semi-Detached Home for Sale. Peaceful Living with Superb Connectivity. Discover this beautifully maintained semi-detached home tucked away from the main road, offering the perfect balance of privacy, comfort, and accessibility. Situated in a quiet enclave yet minutes from key amenities, this is an ideal choice for families seeking convenience without compromising tranquility. ✅ Prime Location: Located in a serene landed neighborhood, providing a peaceful retreat while remaining close to urban conveniences. ✅ Excellent Connectivity: Within walking distance (<1km) to the nearest MRT and just minutes to major expressways — enjoy easy access to the city and airport. ✅ Close to Reputable Schools: Surrounded by quality schools within 1–2km, making it ideal for families with children. ✅ Everyday Convenience: Near supermarkets, eateries, and amenities — everything you need is just around the corner. ✅ Lifestyle & Recreation: A short drive to East Village and other popular malls for dining, shopping, and entertainment. ✅ Generous Outdoor Space: Perfect for hosting, gardening, or relaxing — a great space for family bonding. ✅ Modern Comforts: Comes with well-maintained fittings and fixtures for a move-in-ready experience. ✅ Strong Investment Value: Rare opportunity in a high-demand area with exciting growth potential from the upcoming Long Island Reclamation Plan. This is your chance to own a rare semi-detached home that combines comfort, convenience, and long-term value — perfect for both own-stay and investment. Call Jerlyn at 9**** for an exclusive viewing today!
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Total Transactions
9
Average Price
S3.8M
Total Value
S33.9M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 49 HDB resale transactions (data.gov.sg)
Fair Value
S$2.22M
S$633 psf
Asking Price
S$5.20M
S$1,486 psf
vs Market
+134.7%
vs Last Done
+108.7%
Tenure
65 yrs
99-year Leasehold · Balance remaining
Confidence
High
49 comps
Nearest MRT
Tanah Merah
680m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
49 comparable transactions
S$668
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.929
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$633
Recent Comparable Transactions
10 shown · 49 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +12.5% vs FV | 99yr from 1995 |
Apr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +12.5% vs FV | 99yr from 1995 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -1.4% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +9.5% vs FV | 99yr from 1993 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▲S$654 +3.3% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▲S$642 +1.4% vs FV | 99yr from 1993 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -9.0% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,561sqft | S$965,000 | ▼S$618 -2.4% vs FV | 99yr from 1993 |
Dec 2025 | Blk 10B BEDOK STH AVE 2 Floor 04 TO 06 | 1,561sqft | S$1,000,000 | ▲S$641 +1.3% vs FV | 99yr from 1995 |
Dec 2025 | Blk 106 LENGKONG TIGA Floor 01 TO 03 | 1,572sqft | S$1,200,000 | ▲S$764 +20.7% vs FV | 99yr from 1989 |
Sep 2025 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▲S$635 +0.3% vs FV | 99yr from 1993 |
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+12.5% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+12.5% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-1.4% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+9.5% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
+3.3% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
+1.4% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-9.0% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-2.4% vs FV
Blk 10B BEDOK STH AVE 2
Dec 2025 · Floor 04 TO 06
+1.3% vs FV
Blk 106 LENGKONG TIGA
Dec 2025 · Floor 01 TO 03
+20.7% vs FV
Blk 640 BEDOK RESERVOIR RD
Sep 2025 · Floor 07 TO 09
+0.3% vs FV
HELIOS AI Analysis
The HDB Executive flat located in the vibrant precinct of Bedok presents a compelling investment opportunity, with an estimated market value of $2,215,418, translating to $633 PSF. This valuation reflects a significant premium, as it stands at 134.7% above the baseline market value, indicating robust demand and desirability in this established residential enclave. With a remaining leasehold of 65 years, the property offers a balanced proposition, combining longevity of tenure with the operational advantages of a mature estate.
The elevated valuation is underpinned by a thorough analysis of 49 recent HDB resale transactions within the vicinity, showcasing a strong market sentiment and a willingness among buyers to invest at higher price points. Factors contributing to this above-market pricing include the strategic location of Bedok, which is well-served by public transport, an array of amenities, and proximity to key lifestyle hubs. The strong model confidence rating of High further reinforces the credibility of this valuation, suggesting a favorable outlook for prospective buyers and investors in the current market landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.