Bedok South Road, Frankel, East Region, Singapore
$10,000 /month























Spacious Landed Home | 2.5 Storeys | Approx. 4,500 SQFT Built-Up | 2,766 SQFT Land | 5 + 1 Bedrooms | 5 Bathrooms Available for Occupancy After 20 May, Furniture Shown Only for Reference Unit Details • 2.5 Storeys • Approx. 4,500 sqft Built-Up Area • 2,766 sqft Land Size • 5 + 1 Bedrooms, 5 Bathrooms • Side Garden • Front of House (Gate) Facing: East • Morning Sun to the Front • Quiet Residential Enclave • Well-Proportioned Layout • Generous Indoor and Outdoor Space • Ideal for Multi-Generational Living MRT Stations Nearby • Bedok (EW5) – 686m away • Siglap (TE28) – 952m away Amenities / Malls • Bedok Mall – 733m away (311 New Upper Changi Rd, Singapore 467360) • Siglap Centre – 828m away (55 Siglap Rd, Singapore 455871) • Djitsun Mall Bedok – 891m away (445 Bedok North Street 1, Singapore 469661) Parks • Aida Park – 0.1km away Primary Schools within 1km: • Opera Estate Primary School • St. Stephen’s School Primary Schools between 1km and 2km: • Bedok Green Primary School • Damai Primary School • Fengshan Primary School • Ngee Ann Primary School • Red Swastika School • Temasek Primary School • Yu Neng Primary School Junior Colleges Nearby • Temasek Junior College – 844m away (22 Bedok South Road) • Victoria Junior College – 1,555m away (20 Marine Vista) Secondary Schools Nearby • Temasek Junior College (Secondary) – 844m away (22 Bedok South Road) • Victoria School – 1,052m away (2 Siglap Link) • St. Patrick’s School – 1,623m away (490 East Coast Road) • CHIJ Katong Convent – 1,776m away (346 Marine Terrace) For viewing arrangements, kindly contact: Mikaela Joy @ 9.0.9.0 7.4.8.8 PropertyLimBrothers Team PLB Realty
Loading map...
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…
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Estimated sale value based on 111 HDB resale transactions (data.gov.sg)
Fair Value
S$3.18M
S$706 psf
Asking Price
S$10,000
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
111 comps
Nearest MRT
Bedok
473m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
111 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
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$706
Recent Comparable Transactions
10 shown · 111 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 -1.8% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▼S$693 -1.8% vs FV | 99yr from 1993 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -13.0% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -7.4% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▼S$642 -9.1% vs FV | 99yr from 1993 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -18.4% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,561sqft | S$965,000 | ▼S$618 -12.5% vs FV | 99yr from 1993 |
Dec 2025 | Blk 662 JLN DAMAI Floor 04 TO 06 | 1,561sqft | S$970,000 | ▼S$621 -12.0% vs FV | 99yr from 1996 |
Dec 2025 | Blk 663 JLN DAMAI Floor 01 TO 03 | 1,528sqft | S$930,000 | ▼S$608 -13.9% vs FV | 99yr from 1996 |
Sep 2025 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▼S$635 -10.1% vs FV | 99yr from 1993 |
Sep 2025 | Blk 664 JLN DAMAI Floor 07 TO 09 | 1,539sqft | S$1,085,000 | ▼S$705 -0.1% vs FV | 99yr from 1996 |
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
-1.8% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
-1.8% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-13.0% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-7.4% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-9.1% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-18.4% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-12.5% vs FV
Blk 662 JLN DAMAI
Dec 2025 · Floor 04 TO 06
-12.0% vs FV
Blk 663 JLN DAMAI
Dec 2025 · Floor 01 TO 03
-13.9% vs FV
Blk 640 BEDOK RESERVOIR RD
Sep 2025 · Floor 07 TO 09
-10.1% vs FV
Blk 664 JLN DAMAI
Sep 2025 · Floor 07 TO 09
-0.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bedok, with a remaining lease of 75 years, stands at an estimated value of $3,177,427, translating to a price per square foot of $706. This valuation reflects a significant alignment with the current market price, demonstrating a 0% difference from the baseline. Such stability in the pricing suggests a robust demand for HDB properties in this sought-after district, driven by its strategic location and the amenities that the Bedok area has to offer.
With a high model confidence rating, derived from 111 recent HDB resale transactions in the vicinity, this valuation is further substantiated by empirical market data. The consistent performance of HDB resale prices in Bedok indicates a resilient market, characterized by a substantial buyer interest for properties with longer remaining leases. As prospective homeowners increasingly prioritize longevity of tenure, the 75-year remaining lease of this executive unit positions it attractively in a competitive market, enhancing its appeal to both owner-occupiers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.