Lucky View, Bedok South, East Region, Singapore
$6,600,000














Discover your dream home in this stunning 6-bedroom, 5-bath semi-detached property! Boasting a spacious 5,680* sqft (approximate) of built-in living space, this well-maintained residence is move-in ready and perfect for families. Enjoy the grandeur of a double-volume dining area, ideal for entertaining, and a master bedroom with soaring ceilings and a skylight that invites natural light. Set on a regular land plot, this home offers both comfort and style. - Enough space for everyone - 6 huge bedrooms, 5 baths, store, wet/dry kitchens, playroom - Double volume dinning area - Supper high ceilings for Master Bedroom - Ready move-in condition (No need to A&A, just basic Reno) - Serious seller and will consider any sincere offer - Nestled within a serene and exclusive private enclave with famous neighbours. Latest development in the area: - Bayshore MRT station commenced operation! - Largest ever SAFRA clubhouse coming to Bayshore announced by Minister for Defence Ng Eng Hen and Senior Minister of State for Defence Zaqy Mohamad during the Committee of Supply Debates in parliament on Mar 3, 2025 Rare freehold landed with walking distance to MRT and access to big clubhouse! Don't miss this rare opportunity from a serious seller—schedule your viewing today! Contact Bennett @ 8328XXXX for an exclusive viewing! *Including covered car porch, terrace, balconies, roof terrace. Size is subject to confirmation of surveyor.
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Total Transactions
6
Average Price
S3.6M
Total Value
S21.6M
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$3.81M
S$671 psf
Asking Price
S$6.60M
S$1,162 psf
vs Market
+73.2%
vs Last Done
+69.1%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Tanah Merah
1239m away
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
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$671
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 +2.4% vs FV | 99yr from 1993 |
May 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +2.4% vs FV | 99yr from 1993 |
May 2026 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▼S$635 -5.4% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -6.9% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +3.3% vs FV | 99yr from 1993 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -8.5% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -2.5% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▼S$642 -4.3% vs FV | 99yr from 1993 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -14.2% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,561sqft | S$965,000 | ▼S$618 -7.9% vs FV | 99yr from 1993 |
Dec 2025 | Blk 662 JLN DAMAI Floor 04 TO 06 | 1,561sqft | S$970,000 | ▼S$621 -7.5% vs FV | 99yr from 1996 |
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+2.4% vs FV
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+2.4% vs FV
Blk 640 BEDOK RESERVOIR RD
May 2026 · Floor 07 TO 09
-5.4% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-6.9% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+3.3% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-8.5% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-2.5% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-4.3% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-14.2% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-7.9% vs FV
Blk 662 JLN DAMAI
Dec 2025 · Floor 04 TO 06
-7.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Bedok has been set at an estimated value of $3,811,260, translating to a price per square foot (PSF) of $671. This pricing is significantly above the market baseline, reflecting a substantial 73.2% premium compared to prevailing market rates. Such a remarkable deviation indicates strong demand dynamics in the Bedok area, highlighting the desirability of HDB properties, particularly those with a remaining lease of 75 years, which is considered robust in the current market landscape.
The high model confidence rating underscores the reliability of this valuation, supported by an extensive analysis of 115 recent HDB resale transactions within the vicinity. The data not only reinforces the premium valuation but also suggests a competitive market environment where buyers are willing to invest significantly above average prices for properties that offer desirable attributes, such as spacious layouts and prime locations. As urban development continues to enhance Bedok's appeal, the HDB Executive's valuation reflects both current market trends and future growth potential in this vibrant enclave of Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.