Bedok South Avenue 1, Frankel, East Region, Singapore
$10,980,000
FELICITÀ Price: $10.98M Land Size: 3003 sqft Built-Up Area: Approx. 5900 sqft ______________ PRESENTED BY DA VINCI LAND AWARD WINNING BEST BREAKTHROUGH DEVELOPER 2023 AWARD WINNING BEST BESPOKE LANDED INTERIOR DESIGN 2024 ______________ FELICITÀ — THE JOY OF LIVING • Limited-Time Opportunity: Receive full Giorgio Collection furnishings for the living room, dining room & master bedroom — one of the only developer homes in Singapore offered with luxury-branded furniture included (valid till 31 Dec 2025). ______________ PROPERTY HIGHLIGHTS • DOUBLE-VOLUME DINING AREA — every gathering elevated in grandeur • HEATED RESISTANCE POOL & JACUZZI for indulgent relaxation • 3-STOREY GLASS HOME LIFT combining elegance with convenience • GOURMET DRY & WET KITCHENS fitted with luxury Swiss appliances • SOLAR PANELS, EV CHARGER & SMART-HOME SYSTEM for modern, eco-luxury living • CUSTOM DESIGN MASTER BEDROOM WARDROBE & INTERIOR SOLUTIONS • FREEHOLD — rare architectural gem in Opera Estate, District 15 ______________ THE DA VINCI EXPERIENCE Providing luxury bespoke developments with tailored architectural and interior solutions that redefine modern living. ESTIMATED TOP: Q1 2026 ______________ CONTACT 📞 Please contact Lin weiting R069575A at 9622-0939 today to experience your dedicated concierge service to handle everything—from private showings to tailored design consultations. Whether you're seeking an exclusive first look at FELICITÀ or require assistance in curating your dream interiors, my team and I are here to provide seamless, white-glove service.
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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 224 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$4.16M
S$705 psf
Asking Price
S$10.98M
S$3,656 psf
vs Market
+164.1%
vs Last Done
+485.0%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
224 comps
Nearest MRT
Bedok
279m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
224 comparable transactions
S$639
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$705
Recent Comparable Transactions
10 shown · 224 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -11.3% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -11.3% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -11.3% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▼S$693 -1.7% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▼S$693 -1.7% vs FV | 99yr from 1993 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -12.9% vs FV | 99yr from 1996 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -12.9% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -7.2% vs FV | 99yr from 1993 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -7.2% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▼S$642 -8.9% vs FV | 99yr from 1993 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -18.3% vs FV | 99yr from 1993 |
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-11.3% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-11.3% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-11.3% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
-1.7% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
-1.7% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-12.9% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-12.9% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-7.2% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-7.2% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-8.9% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-18.3% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bedok reflects a significant market positioning, with an estimated value of $4,157,121, translating to $705 per square foot (PSF). This valuation is notably above the market baseline, exhibiting a striking 164.1% difference, which signals strong demand and competitive pricing within the local real estate landscape. Such a premium valuation indicates not only the desirability of Bedok as a residential enclave but also the robust appreciation trends observed in the vicinity, supported by a high model confidence rating.
With a remaining lease of 75 years, this property benefits from a healthy tenure that appeals to both families and investors looking for long-term residential solutions. The analysis is grounded in a comprehensive review of 224 recent HDB resale transactions in the area, underscoring the unit's market standing. Factors contributing to this elevated valuation may include proximity to amenities, accessibility to public transportation, and strong community infrastructure, all of which enhance the overall attractiveness of the Bedok locale. As such, this HDB Executive unit not only represents a residential opportunity but also a strategic investment in a growing urban context.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.