Jalan Haji Salam, Bedok South, East Region, Singapore
$6,900,000
District 16! Detached size at Semi-D price The Property: - Freehold - Land size: 421.9 sqm / 4,541 sqft - 6 Bed 4 Bath + Study - Bright, breezy interiors – well-ventilated layout with natural light - Large living and dining areas – perfect for multi-gen families - Spacious kitchen – well-kept, functional - Oversized bedrooms – ample space for comfort and customisation - Plenty of room to expand upwards or outwards Amenities: - Walking distance to Sungei Bedok MRT (Downtown line / Thomson-East Coast line) [Ready in end 2026] - Major bus lines towards the island - plenty of childcare around the vicinity - Plenty of F&B choices and supermarkets Schools within 1km: - Temasek Primary School Call/WhatsApp Clara Low @ 8444 XXXX for a viewing. ** All land and built up areas are approximate measurements and subject to final survey and shall not form part of any offer or contract nor constitute any warranty by the salesperson and shall not be regarded as statements or representations of fact ***
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Total Transactions
4
Average Price
S4.0M
Total Value
S15.8M
Calculating fair value from URA transaction data…
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Automated Valuation based on 115 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$3.11M
S$684 psf
Asking Price
S$6.90M
S$1,519 psf
vs Market
+122.0%
vs Last Done
+121.1%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Tanah Merah
839m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 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
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$684
Recent Comparable Transactions
10 shown · 115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +0.4% vs FV | 99yr from 1993 |
May 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +0.4% vs FV | 99yr from 1993 |
May 2026 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▼S$635 -7.2% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -8.6% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +1.3% vs FV | 99yr from 1993 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -10.2% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -4.4% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▼S$642 -6.1% vs FV | 99yr from 1993 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -15.8% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,561sqft | S$965,000 | ▼S$618 -9.6% vs FV | 99yr from 1993 |
Dec 2025 | Blk 662 JLN DAMAI Floor 04 TO 06 | 1,561sqft | S$970,000 | ▼S$621 -9.2% vs FV | 99yr from 1996 |
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+0.4% vs FV
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+0.4% vs FV
Blk 640 BEDOK RESERVOIR RD
May 2026 · Floor 07 TO 09
-7.2% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-8.6% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+1.3% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-10.2% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-4.4% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-6.1% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-15.8% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-9.6% vs FV
Blk 662 JLN DAMAI
Dec 2025 · Floor 04 TO 06
-9.2% vs FV
HELIOS AI Analysis
The HDB Executive unit in Bedok has been valued at an estimated $3,107,935, translating to a price per square foot (PSF) of $684. This valuation is notably positioned above the market baseline, reflecting a significant 122% premium. Such a robust valuation is supported by a comprehensive analysis of 115 recent HDB resale transactions within the vicinity, indicating a thriving demand for residential properties in this well-established district of Singapore.
With a remaining lease of 75 years, this property stands at a critical juncture in the HDB market dynamics. The high model confidence rating underscores the reliability of this valuation amidst fluctuating market conditions. The Bedok area, known for its strategic location and vibrant community amenities, continues to attract discerning buyers, further driving up property values. As such, this executive unit not only represents a substantial investment opportunity but also reflects the broader trends of appreciation in the Singapore HDB market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.