Bedok Reservoir Road, Bedok Reservoir, East Region, Singapore
$3,588,888














***SERIOUS SELLER! SERENE ENVIRONMENT! QUIET! CORNER CLUSTER HOUSE!*** ===HOME, SWEET HOME=== ✅ 5 BEDROOM 5 BATHROOM; ✅ BASEMENT: 2 CAR PARKING LOTS + HELPER QUARTER + LAUNDRY AREA + STORAGE ROOM; ✅ 1ST FLOOR: LIVING + DINING + KITCHEN + 1 BEDROOM + GARDEN + JACUZZI POOL; ✅ 2ND FLOOR: 3 BEDROOMS (1 CONVERTED IN TO WALK-IN WARDROBE); ✅ 3ND FLOOR: 1 BEDROOM + ATTIC STORAGE; ✅ COMFORTABLE COMMON ROOMS ALL BEING ABLE TO FIT QUEEN SIZE BEDS; ✅ SPACIOUS MASTER BEDROOM, ABLE TO FIT KING BED + DRESSING TABLE; ✅ CORNER UNIT, BETTER PRIVACY AND NATURAL LIGHT; ✅ SERENE GREENERY VIEWS; ✅ FULL CONDO FACILITIES INCLUDING BIG GYM, CLUBHOUSE, VARIOUS POOLS, TENNIS COURT, PLAYGROUND; ✅ DIRECT ACCESS FROM SIDE GATE TO BEDOK RESERVOIR PARK. ===LOCATION, LOCATION, LOCATION=== ✅ LOCATED AT WALKING DISTANCE FROM BEDOK NORTH MRT; ✅ DOORSTEP NEXT TO NEIGHBOURHOOD CENTRE; ✅ PLENTIFUL COFFEE SHOPS, EATERIES, SUPERMARKETS NEARBY. ✅ NEXT TO HOME TEAM NS BEDOK RESERVOIR ===INVESTMENT UPSIDE=== ✅ LOW ENTRY PRICE; ✅ ALWAYS HIGHLY SORT AFTER BEING CLOSE MRT; ✅ FOREIGNER ELIGIBLE TO BUY. CONTACT JEFFREY NG @9380 XXXX FOR A VIEWING NOW!
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Total Transactions
172
Average Price
S1.6M
Total Value
S274.4M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 111 HDB resale transactions (data.gov.sg)
Fair Value
S$3.11M
S$706 psf
Asking Price
S$3.59M
S$815 psf
vs Market
+15.5%
vs Last Done
+14.5%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
111 comps
Nearest MRT
Bedok North
468m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
111 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 · 111 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +0.8% vs FV | 99yr from 1995 |
Apr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +0.8% vs FV | 99yr from 1995 |
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 |
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+0.8% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+0.8% 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
HELIOS AI Analysis
The recent valuation of the HDB Executive property in Bedok reflects a compelling market position, with an estimated value of $3,108,230 or $706 PSF. This valuation is notably above the market baseline by 15.5%, indicating a robust demand for properties in this segment, particularly given the remaining lease of 88 years. The high confidence model, supported by data from 111 recent HDB resale transactions in the vicinity, reinforces the credibility of this valuation amidst a dynamic marketplace.
Bedok’s real estate landscape showcases a unique interplay of demand and supply. The premium pricing observed can be attributed to several factors, including the locality's accessibility, community amenities, and the enduring appeal of HDB Executive flats which cater to larger family units. As the market continues to evolve, this valuation signals not only a lucrative opportunity for potential buyers but also reflects the sustained interest in long-lease HDB properties, making them a strategic investment choice in Singapore’s thriving residential sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.