Kew Crescent, Bedok South, East Region, Singapore
$1,949 /month
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Total Transactions
2
Average Price
S3.7M
Total Value
S7.5M
Calculating fair value from URA transaction data…

License: L3008022J
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Estimated sale value based on 40 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$101,577
S$677 psf
Asking Price
S$1,949
S$13 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
70 yrs
99-year Leasehold · Balance remaining
Confidence
High
40 comps
Nearest MRT
Tanah Merah
771m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
40 comparable transactions
S$664
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$677
Recent Comparable Transactions
10 shown · 40 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 620 BEDOK RESERVOIR RD Floor 04 TO 06 | 484sqft | S$330,000 | ▲S$681 +0.6% vs FV | 99yr from 1986 |
Mar 2026 | Blk 620 BEDOK RESERVOIR RD Floor 04 TO 06 | 484sqft | S$330,000 | ▲S$681 +0.6% vs FV | 99yr from 1986 |
Jan 2026 | Blk 514 BEDOK NTH AVE 2 Floor 07 TO 09 | 484sqft | S$318,888 | ▼S$658 -2.8% vs FV | 99yr from 1979 |
Dec 2025 | Blk 114 BEDOK NTH ST 2 Floor 04 TO 06 | 474sqft | S$325,000 | ▲S$686 +1.3% vs FV | 99yr from 1978 |
Oct 2025 | Blk 514 BEDOK NTH AVE 2 Floor 04 TO 06 | 484sqft | S$285,000 | ▼S$588 -13.1% vs FV | 99yr from 1979 |
Oct 2025 | Blk 101 BEDOK NTH AVE 4 Floor 07 TO 09 | 484sqft | S$303,000 | ▼S$626 -7.5% vs FV | 99yr from 1978 |
Oct 2025 | Blk 541 BEDOK NTH ST 3 Floor 07 TO 09 | 484sqft | S$325,000 | ▼S$671 -0.9% vs FV | 99yr from 1985 |
Oct 2025 | Blk 535 BEDOK NTH ST 3 Floor 04 TO 06 | 484sqft | S$330,000 | ▲S$681 +0.6% vs FV | 99yr from 1986 |
Aug 2025 | Blk 514 BEDOK NTH AVE 2 Floor 01 TO 03 | 484sqft | S$290,000 | ▼S$599 -11.5% vs FV | 99yr from 1979 |
Aug 2025 | Blk 101 BEDOK NTH AVE 4 Floor 07 TO 09 | 484sqft | S$338,000 | ▲S$698 +3.1% vs FV | 99yr from 1978 |
Aug 2025 | Blk 113 BEDOK NTH ST 2 Floor 04 TO 06 | 474sqft | S$325,000 | ▲S$686 +1.3% vs FV | 99yr from 1978 |
Blk 620 BEDOK RESERVOIR RD
Mar 2026 · Floor 04 TO 06
+0.6% vs FV
Blk 620 BEDOK RESERVOIR RD
Mar 2026 · Floor 04 TO 06
+0.6% vs FV
Blk 514 BEDOK NTH AVE 2
Jan 2026 · Floor 07 TO 09
-2.8% vs FV
Blk 114 BEDOK NTH ST 2
Dec 2025 · Floor 04 TO 06
+1.3% vs FV
Blk 514 BEDOK NTH AVE 2
Oct 2025 · Floor 04 TO 06
-13.1% vs FV
Blk 101 BEDOK NTH AVE 4
Oct 2025 · Floor 07 TO 09
-7.5% vs FV
Blk 541 BEDOK NTH ST 3
Oct 2025 · Floor 07 TO 09
-0.9% vs FV
Blk 535 BEDOK NTH ST 3
Oct 2025 · Floor 04 TO 06
+0.6% vs FV
Blk 514 BEDOK NTH AVE 2
Aug 2025 · Floor 01 TO 03
-11.5% vs FV
Blk 101 BEDOK NTH AVE 4
Aug 2025 · Floor 07 TO 09
+3.1% vs FV
Blk 113 BEDOK NTH ST 2
Aug 2025 · Floor 04 TO 06
+1.3% vs FV
HELIOS AI Analysis
The valuation of the 2-room HDB unit in Bedok, with a remaining lease of 70 years, stands at an estimated value of $101,577, translating to $677 PSF. This assessment reflects a stable market position, as it registers a 0% difference from the baseline market price. Such equilibrium suggests a robust demand for HDB properties in this region, indicative of buyer confidence amidst a prevailing economic landscape.
Our analysis draws upon a comprehensive review of 40 recent HDB resale transactions in the vicinity, which enhances our model's reliability and accuracy. The high model confidence rating corroborates the resilience of the Bedok property market, underpinned by its strategic location and community amenities. As the remaining lease extends to 70 years, this HDB unit presents a compelling opportunity for both first-time buyers and investors looking to tap into the enduring appeal of Bedok, a locale known for its vibrant lifestyle and accessibility.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.