68 Bedok South Avenue 3 460068, Bedok South, East Region, Singapore
$850,000
A beautifully renovated 5-room HDB in Bedok that feels incredibly spacious and bright. Originally a 3-bedroom layout, the owner (an architect by profession) redesigned the home into a large 2-bedroom concept. By removing selected partition walls, the living and dining area now feels open, bright and spacious. Approximately $100,000 was spent on renovation, with thoughtful design details throughout the home. The unit is located in a point block with only 4 units per floor, offering better privacy and a quieter living environment. The block also features security gate access, which is rarely seen in HDB developments. More than1,300 sqft, this home prioritises space and comfort, something that is becoming increasingly rare in newer flats. Highlights • Architect-designed renovation (approximately $100k spent) • Originally 3 bedrooms, now converted to a spacious 2-bedroom layout • Large open living and dining area • Bright home with plenty of natural light • Stylish kitchen with full range of kitchen appliances • Soft-closing cabinets • Extra large Master bedroom with work area and dressing space • Bathroom with marble feature wall • Nice view overlooking playground and greenery • Point block with only 4 units per floor • Security gate access to the block Location • About 8 minutes walk to Bayshore MRT • Near upcoming Bedok South MRT • Within 1 km to Temasek Primary School • Near Temasek Secondary School and Bedok Green Primary School • Close to neighbourhood amenities, shops and food options Lease • 103-year lease from 1977 • Approximately 54 years remaining • Lease extension can be discussed
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
12
Average Price
S4.9M
Total Value
S59.2M
Calculating fair value from URA transaction data…
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$541,640
S$409 psf
Asking Price
S$850,000
S$642 psf
vs Market
+56.9%
vs Last Done
+4.7%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Tanah Merah
1002m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$572
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.714
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$409
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 68 BEDOK STH AVE 3 Floor 16 TO 18 | 1,346sqft | S$825,000 | ▲S$613 +49.9% vs FV | 99yr from 1977 |
Apr 2026 | Blk 68 BEDOK STH AVE 3 Floor 16 TO 18 | 1,346sqft | S$825,000 | ▲S$613 +49.9% vs FV | 99yr from 1977 |
Apr 2026 | Blk 68 BEDOK STH AVE 3 Floor 04 TO 06 | 1,324sqft | S$710,000 | ▲S$536 +31.1% vs FV | 99yr from 1977 |
Nov 2024 | Blk 68 BEDOK STH AVE 3 Floor 13 TO 15 | 1,292sqft | S$733,000 | ▲S$567 +38.6% vs FV | 99yr from 1977 |
Blk 68 BEDOK STH AVE 3
Apr 2026 · Floor 16 TO 18
+49.9% vs FV
Blk 68 BEDOK STH AVE 3
Apr 2026 · Floor 16 TO 18
+49.9% vs FV
Blk 68 BEDOK STH AVE 3
Apr 2026 · Floor 04 TO 06
+31.1% vs FV
Blk 68 BEDOK STH AVE 3
Nov 2024 · Floor 13 TO 15
+38.6% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 Room unit in Bedok, with a remaining lease of 50 years, stands at an estimated value of $541,640, translating to $409 PSF. This assessment indicates a market signal that is notably above the baseline, with a substantial 56.9% difference from the expected valuation. Such a significant premium suggests that the property is being perceived favorably in the current market context, despite the inherent risks associated with a shorter lease tenure.
However, it is crucial to consider the Model Confidence rating, which is classified as Low. This indicates potential variability in the valuation's accuracy, highlighting the necessity for caution among prospective buyers. The valuation is based on three recent HDB resale transactions in the vicinity, providing some grounding in local market dynamics. Nevertheless, the disparity in valuations and the limited sample size could reflect fluctuations in buyer sentiment and demand within the Bedok area, particularly concerning properties with a diminishing lease. As such, stakeholders should closely monitor future market trends and developments to make informed decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.