120 Bedok North Street 2 460120, Bedok North, East Region, Singapore
$638,000
















New Listing An incredible opportunity to own a spacious and affordable HDB apartment in the vibrant district of D16. Located at 120 Bedok North Street 2, this property is perfect for first-time homebuyers, young professionals, and families looking to settle in a well-connected area. This high-demand listing is currently active and available for sale at an attractive pricing offering exceptional value in today's market. This well-maintained 3-bedroom, 2-bathroom HDB apartment was constructed in 1977 and is designed to cater to modern living needs. The unit features a practical layout with ample space for comfortable living, making it ideal for growing families or individuals who appreciate extra room. Its strategic location ensures easy access to amenities, educational institutions, and public transportation, making daily commutes and errands convenient and hassle-free. Key Points 1. 2 bustop to 2 MRT station Green & Downtown line 2. 10 minutes walk to blk 85 & 58 wet market/ hawker. 3. 5 mins away from sheng siong / NTUC. 4. 3 coffee shop and 2 air con cafe at opposite blk 122 & 123 5. 5mins walk to bedok stadium/ fitness center 6. Posssible to convert to 4bdrm layout
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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…


License: L3008022J
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Automated Valuation based on 7 HDB resale transactions (data.gov.sg)
Fair Value
S$688,441
S$547 psf
Asking Price
S$638,000
S$507 psf
vs Market
-7.3%
vs Last Done
-1.7%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
7 comps
Nearest MRT
Bedok Reservoir
947m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
7 comparable transactions
S$511
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$547
Recent Comparable Transactions
7 shown · 7 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 120 BEDOK NTH ST 2 Floor 16 TO 18 | 1,259sqft | S$650,000 | ▼S$516 -5.7% vs FV | 99yr from 1978 |
Feb 2026 | Blk 120 BEDOK NTH ST 2 Floor 16 TO 18 | 1,259sqft | S$650,000 | ▼S$516 -5.7% vs FV | 99yr from 1978 |
Jan 2026 | Blk 120 BEDOK NTH ST 2 Floor 01 TO 03 | 1,259sqft | S$638,000 | ▼S$507 -7.3% vs FV | 99yr from 1978 |
Dec 2024 | Blk 120 BEDOK NTH ST 2 Floor 07 TO 09 | 1,259sqft | S$700,000 | ▲S$556 +1.6% vs FV | 99yr from 1978 |
Aug 2024 | Blk 120 BEDOK NTH ST 2 Floor 04 TO 06 | 1,259sqft | S$600,000 | ▼S$476 -13.0% vs FV | 99yr from 1978 |
Aug 2024 | Blk 120 BEDOK NTH ST 2 Floor 16 TO 18 | 1,259sqft | S$678,000 | ▼S$538 -1.6% vs FV | 99yr from 1978 |
Jul 2024 | Blk 120 BEDOK NTH ST 2 Floor 04 TO 06 | 1,259sqft | S$635,000 | ▼S$504 -7.9% vs FV | 99yr from 1978 |
Apr 2024 | Blk 120 BEDOK NTH ST 2 Floor 01 TO 03 | 1,259sqft | S$600,000 | ▼S$476 -13.0% vs FV | 99yr from 1978 |
Blk 120 BEDOK NTH ST 2
Feb 2026 · Floor 16 TO 18
-5.7% vs FV
Blk 120 BEDOK NTH ST 2
Feb 2026 · Floor 16 TO 18
-5.7% vs FV
Blk 120 BEDOK NTH ST 2
Jan 2026 · Floor 01 TO 03
-7.3% vs FV
Blk 120 BEDOK NTH ST 2
Dec 2024 · Floor 07 TO 09
+1.6% vs FV
Blk 120 BEDOK NTH ST 2
Aug 2024 · Floor 04 TO 06
-13.0% vs FV
Blk 120 BEDOK NTH ST 2
Aug 2024 · Floor 16 TO 18
-1.6% vs FV
Blk 120 BEDOK NTH ST 2
Jul 2024 · Floor 04 TO 06
-7.9% vs FV
Blk 120 BEDOK NTH ST 2
Apr 2024 · Floor 01 TO 03
-13.0% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room property located in Bedok, with a remaining lease of 75 years, has been estimated at $688,441, translating to a price per square foot of $547. This assessment highlights the property as a good deal, reflecting a 7.3% difference from the baseline. Such a valuation indicates a favorable opportunity for potential buyers, considering the current market dynamics and the inherent value of properties in this region.
It is noteworthy that this valuation is derived from an analysis of 7 recent HDB resale transactions in the vicinity. However, the model confidence is categorized as low, suggesting variability in the market that may influence future price trends. Buyers should remain cognizant of the factors affecting HDB leases and market conditions, particularly in a mature and highly sought-after area like Bedok. As the remaining lease approaches the mid-point, it becomes increasingly essential to evaluate the longevity of investment in relation to the surrounding amenities, demographic shifts, and overall market stability.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.