52 New Upper Changi Road 461052, Bedok South, East Region, Singapore
$510,000












New Exclusive ! No extension stay is required! Stunning 4 Improved @ Blk 52 New Upper Changi Road For Sale Exclusive Door To Door ( 2 units per floor ) Floor Area : 904sqft (84sqm) Balance of lease : 51 Year old ++ Main Door Facing : South West Living Area Facing : South East High floor Corner unit Super windy and bright Immediate submission Call Roy Ong Nine Six Seven Two Five Five Eight One for appointment. Discover your dream home at 52 New Upper Changi Road, a stunning 3-bedroom, 2-bathroom HDB unit spanning 904 sqft, available now for sale! This beautifully designed residence is perfect for families seeking comfort and convenience in a vibrant neighborhood. Step into a bright and airy living space, complete with air conditioning for those warm Singapore days, and enjoy the modern kitchen equipped with ample storage. The unit also features well-appointed bathrooms, ensuring a relaxing retreat for every member of the family. Situated just 1.2 km from Tanah Merah MRT Station (1.3272444, 103.9464897), commuting around Singapore is a breeze. Families with children will appreciate being close to reputable schools, including Anglican High School (1.3303585, 103.9423495) and Bedok South Secondary School (1.325871, 103.9508335), both within a short distance. For your daily needs, newEcon - Low See Seng Econ Mini-Mart (1.3232675, 103.940885) is just a stone's throw away, along with H.M.S Minimart (1.3203112, 103.9355913) for quick grocery runs. Shopping enthusiasts will love being near East Village (1.3318406, 103.9462806), where you can discover a variety of retail and dining options to satisfy your cravings. This property is not just a house; it’s a lifestyle choice that combines modern living with accessibility and convenience. Don’t miss out on the opportunity to make this charming HDB your new home. Act now and seize the chance to live in this desirable location!
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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: L3002382K
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Automated Valuation based on 498 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$630,165
S$697 psf
Asking Price
S$510,000
S$564 psf
vs Market
-19.1%
vs Last Done
+12.8%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
498 comps
Nearest MRT
Tanah Merah
575m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
498 comparable transactions
S$651
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$697
Recent Comparable Transactions
10 shown · 498 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 525 BEDOK NTH ST 3 Floor 07 TO 09 | 990sqft | S$495,000 | ▼S$500 -28.3% vs FV | 99yr from 1979 |
Jan 2026 | Blk 525 BEDOK NTH ST 3 Floor 07 TO 09 | 990sqft | S$495,000 | ▼S$500 -28.3% vs FV | 99yr from 1979 |
Dec 2025 | Blk 520 BEDOK NTH AVE 1 Floor 10 TO 12 | 990sqft | S$525,000 | ▼S$530 -24.0% vs FV | 99yr from 1979 |
Nov 2025 | Blk 524 BEDOK NTH ST 3 Floor 04 TO 06 | 990sqft | S$510,000 | ▼S$515 -26.1% vs FV | 99yr from 1979 |
Aug 2025 | Blk 523 BEDOK NTH ST 3 Floor 10 TO 12 | 990sqft | S$538,000 | ▼S$543 -22.1% vs FV | 99yr from 1979 |
Jul 2025 | Blk 524 BEDOK NTH ST 3 Floor 07 TO 09 | 990sqft | S$508,000 | ▼S$513 -26.4% vs FV | 99yr from 1979 |
Jun 2025 | Blk 523 BEDOK NTH ST 3 Floor 01 TO 03 | 990sqft | S$515,000 | ▼S$520 -25.4% vs FV | 99yr from 1979 |
May 2025 | Blk 524 BEDOK NTH ST 3 Floor 07 TO 09 | 990sqft | S$539,000 | ▼S$544 -22.0% vs FV | 99yr from 1979 |
Apr 2026 | Blk 221B BEDOK CTRL Floor 04 TO 06 | 1,044sqft | S$905,000 | ▲S$867 +24.4% vs FV | 99yr from 2010 |
Apr 2026 | Blk 402 BEDOK NTH AVE 3 Floor 13 TO 15 | 990sqft | S$555,888 | ▼S$561 -19.5% vs FV | 99yr from 1979 |
Apr 2026 | Blk 104 BEDOK NTH AVE 4 Floor 04 TO 06 | 980sqft | S$480,000 | ▼S$490 -29.7% vs FV | 99yr from 1977 |
Blk 525 BEDOK NTH ST 3
Jan 2026 · Floor 07 TO 09
-28.3% vs FV
Blk 525 BEDOK NTH ST 3
Jan 2026 · Floor 07 TO 09
-28.3% vs FV
Blk 520 BEDOK NTH AVE 1
Dec 2025 · Floor 10 TO 12
-24.0% vs FV
Blk 524 BEDOK NTH ST 3
Nov 2025 · Floor 04 TO 06
-26.1% vs FV
Blk 523 BEDOK NTH ST 3
Aug 2025 · Floor 10 TO 12
-22.1% vs FV
Blk 524 BEDOK NTH ST 3
Jul 2025 · Floor 07 TO 09
-26.4% vs FV
Blk 523 BEDOK NTH ST 3
Jun 2025 · Floor 01 TO 03
-25.4% vs FV
Blk 524 BEDOK NTH ST 3
May 2025 · Floor 07 TO 09
-22.0% vs FV
Blk 221B BEDOK CTRL
Apr 2026 · Floor 04 TO 06
+24.4% vs FV
Blk 402 BEDOK NTH AVE 3
Apr 2026 · Floor 13 TO 15
-19.5% vs FV
Blk 104 BEDOK NTH AVE 4
Apr 2026 · Floor 04 TO 06
-29.7% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB unit in Bedok, with a remaining lease of 75 years, stands at an estimated value of $630,165, translating to a competitive $697 per square foot (PSF). This price point is indicative of a well-positioned asset in a desirable locality, particularly given the current market conditions. With a notable 19.1% difference from the baseline valuation, this property is categorized as a Good Deal, suggesting that it is priced attractively compared to similar units within the region.
Our analysis is fortified by high model confidence, derived from a comprehensive assessment of 498 recent HDB resale transactions in the vicinity. This extensive dataset underscores the prevailing demand for HDB properties in Bedok, driven by various factors including proximity to amenities, established infrastructure, and the area's overall livability. As the market continues to evolve, such properties with substantial remaining leases are increasingly sought after, reflecting a strong investment potential for discerning buyers.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.