Bedok Road, Bedok North, East Region, Singapore
$10,000 /month
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Total Transactions
1
Average Price
S4.0M
Total Value
S4.0M
Calculating fair value from URA transaction data…


License: L3008022J
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Estimated sale value based on 114 HDB resale transactions (data.gov.sg)
Fair Value
S$4.24M
S$706 psf
Asking Price
S$10,000
S$2 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
114 comps
Nearest MRT
Tanah Merah
327m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
114 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 · 114 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -11.6% vs FV | 99yr from 1993 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -11.6% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▼S$693 -1.8% vs FV | 99yr from 1993 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▼S$627 -11.2% vs FV | 99yr from 1987 |
Mar 2026 | Blk 167 BEDOK STH AVE 3 Floor 04 TO 06 | 1,572sqft | S$1,035,000 | ▼S$659 -6.7% vs FV | 99yr from 1986 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▼S$613 -13.2% vs FV | 99yr from 1985 |
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 |
Jan 2026 | Blk 167 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▼S$700 -0.8% vs FV | 99yr from 1986 |
Jan 2026 | Blk 160 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▼S$700 -0.8% vs FV | 99yr from 1986 |
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 |
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-11.6% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-11.6% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
-1.8% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
-11.2% vs FV
Blk 167 BEDOK STH AVE 3
Mar 2026 · Floor 04 TO 06
-6.7% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
-13.2% 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 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
-0.8% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
-0.8% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-9.1% 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 $4,236,195, translating to $706 PSF. This valuation reflects a market price that is consistent with the baseline, indicating a stable demand for HDB properties in this region. The high model confidence, bolstered by an analysis of 114 recent HDB resale transactions in the vicinity, underscores the robustness of this valuation amidst fluctuating market conditions.
Bedok's real estate landscape is characterized by its strategic location and comprehensive amenities, which significantly enhance the desirability of HDB properties in the area. The remaining lease of 75 years positions this unit favorably, as it offers potential buyers a substantial period of occupancy without immediate concerns regarding lease expiration. As market dynamics continue to evolve, the consistent valuation reflects the resilience of HDB properties in maintaining their appeal and value, particularly in a well-developed neighborhood like Bedok.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.