Sennett Avenue, Bedok South, East Region, Singapore
$14,800,000






















CEA Registration: L3010858B / R040261G Preview in virtual tour: https://my.matterport.com/show/?m=gSX84agGFp1 Designed for comfort and sophistication, this brand-new landed home is a rare opportunity not to be missed. Offering expansive living spaces, it combines modern convenience with thoughtful design. The property features a smart home system, an internal lift, and wheelchair-friendly access for ease of mobility. Wellness is at the heart of this residence, with a private sauna and three steam rooms already installed—making it an ideal sanctuary for families seeking both luxury and functionality. Connectivity is seamless, with public transport and major routes easily accessible for hassle-free commuting. Daily necessities are within easy reach, with supermarkets, eateries, and essential services close by. Families will also appreciate the range of well-regarded schools in the surrounding area, ensuring convenience for every stage of life. Exclusive Propseller Listing! Size: - Land area: 5221 sqft. - Built-up area: 8500 sqft. - 6 bedrooms + 6 bathrooms - Balcony, Maid's Room, Utility Room, Keyless Door Lock, Steam Bath, Sauna Attributes: - Extension needed: None - Well-renovated condition - Main door facing: South - Views from the unit: Street Convenience: - 5 min walk to the nearest bus stop (bus services: 12, 12E, 38, etc.) - 10 min walk to Bayshore MRT Station (TE29) - 15 min walk to Ace Fresh Super-Market - 13 min walk to FairPrice New Upper Changi Supermarket - 7 min walk to the nearest eateries - Within 1km of these schools: Bedok Green Primary and Temasek Primary. - Within 1-2km of these schools: Fengshan Primary, Opera Estate Primary, Red Swastika School, and more. Disclaimer: All land size, built-in and built-up areas are based on approximate measurements and are subject to final survey and shall not form part of any offer or contract or constitute any warranty by the salesperson and shall not be regarded as statements or representations of facts.
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Total Transactions
6
Average Price
S3.6M
Total Value
S21.6M
Calculating fair value from URA transaction data…


License: L3010858B
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Automated Valuation based on 112 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$5.70M
S$671 psf
Asking Price
S$14.80M
S$2,835 psf
vs Market
+159.5%
vs Last Done
+353.6%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
112 comps
Nearest MRT
Bedok
1098m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
112 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 · 112 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -6.9% 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 |
Dec 2025 | Blk 663 JLN DAMAI Floor 01 TO 03 | 1,528sqft | S$930,000 | ▼S$608 -9.4% vs FV | 99yr from 1996 |
Sep 2025 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▼S$635 -5.4% vs FV | 99yr from 1993 |
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-6.9% 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
Blk 663 JLN DAMAI
Dec 2025 · Floor 01 TO 03
-9.4% vs FV
Blk 640 BEDOK RESERVOIR RD
Sep 2025 · Floor 07 TO 09
-5.4% vs FV
HELIOS AI Analysis
The current valuation of the HDB Executive flat in Bedok, set at an estimated value of $5,703,879 or $671 PSF, reflects a significant premium in the prevailing market landscape. This valuation is notably 159.5% above the established baseline, indicating strong demand and desirability for HDB properties within this region. The high model confidence, derived from a comprehensive analysis of 112 recent HDB resale transactions in the vicinity, underscores the reliability of this assessment and the robustness of the current market dynamics.
With a remaining lease of 75 years, this property is well-positioned to attract buyers who value both the longevity of tenure and the strategic location of Bedok. The elevated valuation can be attributed to various factors, including the area's amenities, accessibility, and the overall demand for larger HDB units. As the market continues to evolve, this premium pricing indicates a strong belief in the sustained appreciation potential of HDB properties, particularly those in well-established neighborhoods such as Bedok.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.