616 Bedok Reservoir Road 470616, Kaki Bukit, East Region, Singapore
$438,000
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3009250K
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$359,664
S$491 psf
Asking Price
S$438,000
S$598 psf
vs Market
+21.8%
vs Last Done
+4.2%
Tenure
54 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Bedok North
471m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$607
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.771
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$491
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 616 BEDOK RESERVOIR RD Floor 04 TO 06 | 732sqft | S$420,000 | ▲S$574 +16.9% vs FV | 99yr from 1982 |
Feb 2026 | Blk 616 BEDOK RESERVOIR RD Floor 04 TO 06 | 732sqft | S$420,000 | ▲S$574 +16.9% vs FV | 99yr from 1982 |
May 2025 | Blk 616 BEDOK RESERVOIR RD Floor 07 TO 09 | 732sqft | S$468,000 | ▲S$639 +30.1% vs FV | 99yr from 1982 |
Blk 616 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
+16.9% vs FV
Blk 616 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
+16.9% vs FV
Blk 616 BEDOK RESERVOIR RD
May 2025 · Floor 07 TO 09
+30.1% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit in Bedok, with a remaining lease of 54 years, stands at an estimated value of $359,664, translating to a price per square foot (PSF) of $491. This valuation reflects a market signal indicating that the property is priced above the market average by 21.8%, suggesting a premium positioning within the current HDB resale landscape. Such a significant deviation from the baseline value raises questions about the underlying factors driving this elevated valuation.
With the model confidence rated as low, it is crucial to approach this valuation with caution. The analysis is based on only two recent resale transactions in the vicinity, which may not provide a comprehensive view of the local market dynamics. Factors influencing this premium could include the property’s condition, proximity to amenities, or evolving neighborhood desirability. It is essential for potential buyers and investors to consider these elements in conjunction with the remaining lease duration, as properties with shorter leases often experience greater fluctuations in value, particularly in a competitive market like Singapore's.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.