Upper Changi Road, Bedok North, East Region, Singapore
$4,950,000























CHEAP & Rare FH Corner terrace asking below $1800psf and negotiable! It’s within 10min short walk to Tanah Merah MRT Station, and good choice of primary schools in the vicinity, this is a RARE chance to view this unique 2.5 storey Corner Terrace sitting on land area approx 2812sqft, built up area of 3200sqft approx which consists of 4 bedrooms & 4 bathrooms. It has undergone progressive A+A works. Regular land plot ( no odd shape ) with a wide frontage of 8.4M and 31M depth, sitting on an elevated ( higher ) ground as compared to your neighbours! Side yard with koi fish pond ( which can be reconstructed for a swimming pool and deck area for your family recreational activities) or extended landscaping from front yard Natural light and ventilation into huge living hall decked entirely with marble flooring! Fully Equipped Kitchen that comes with island top linked to a huge dining table for pure convenience and to entertain your guests or enjoy your family bonding time over meals. Wet Kitchen at backyard for heavy duty cooking too! Comes with ground floor room with ensuite bathroom (commonly known as granny's room) and a huge room which can be converted to another bedroom or entertainment room or helper's room! Light well for staircase that accentuate the entire space & height leading to the private spaces above Master Bedroom with enclosed walk-in wardrobe area/gym area and Junior Master Bedroom (both ensuite bathroom) with Balcony on 2nd level Attic level can be converted to another bedroom level itself. Permissible for 3.5 Storey in this landed enclave to maximise your floor levels! Schools nearby: - Anglican High School - Red Swastika School (Primary School)-one of the most coveted school in District16 - Temasek Primary School - Fengshan Primary School - Bedok View Secondary School - St. Anthony's Canossian Primary / Secondary School - Temasek Junior College Serious Sellers! Call Sean 9455XXXX for an exclusive viewing appointment today to view!
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Total Transactions
3
Average Price
S4.2M
Total Value
S12.6M
Calculating fair value from URA transaction data…
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Automated Valuation based on 115 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$2.19M
S$684 psf
Asking Price
S$4.95M
S$1,547 psf
vs Market
+126.0%
vs Last Done
+166.7%
Tenure
85 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Tanah Merah
605m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 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
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$684
Recent Comparable Transactions
10 shown · 115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 42 CHAI CHEE ST Floor 10 TO 12 | 1,604sqft | S$930,000 | ▼S$580 -15.2% vs FV | 99yr from 1985 |
Sep 2025 | Blk 42 CHAI CHEE ST Floor 10 TO 12 | 1,604sqft | S$930,000 | ▼S$580 -15.2% vs FV | 99yr from 1985 |
Jul 2024 | Blk 424 BEDOK NTH AVE 1 Floor 10 TO 12 | 1,755sqft | S$900,000 | ▼S$513 -25.0% vs FV | 99yr from 1979 |
May 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +0.4% vs FV | 99yr from 1993 |
May 2026 | Blk 137 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,539sqft | S$915,000 | ▼S$594 -13.2% vs FV | 99yr from 1987 |
May 2026 | Blk 145 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$938,000 | ▼S$609 -11.0% vs FV | 99yr from 1987 |
May 2026 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▼S$635 -7.2% vs FV | 99yr from 1993 |
May 2026 | Blk 29A CHAI CHEE AVE Floor 07 TO 09 | 1,572sqft | S$1,088,000 | ▲S$692 +1.2% vs FV | 99yr from 1996 |
Apr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▼S$669 -2.2% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -8.6% vs FV | 99yr from 1993 |
Apr 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,625sqft | S$1,088,888 | ▼S$670 -2.0% vs FV | 99yr from 1987 |
Blk 42 CHAI CHEE ST
Sep 2025 · Floor 10 TO 12
-15.2% vs FV
Blk 42 CHAI CHEE ST
Sep 2025 · Floor 10 TO 12
-15.2% vs FV
Blk 424 BEDOK NTH AVE 1
Jul 2024 · Floor 10 TO 12
-25.0% vs FV
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+0.4% vs FV
Blk 137 BEDOK RESERVOIR RD
May 2026 · Floor 01 TO 03
-13.2% vs FV
Blk 145 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
-11.0% vs FV
Blk 640 BEDOK RESERVOIR RD
May 2026 · Floor 07 TO 09
-7.2% vs FV
Blk 29A CHAI CHEE AVE
May 2026 · Floor 07 TO 09
+1.2% vs FV
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
-2.2% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-8.6% vs FV
Blk 137 BEDOK RESERVOIR RD
Apr 2026 · Floor 10 TO 12
-2.0% vs FV
HELIOS AI Analysis
The recent valuation of the HDB Executive apartment in Bedok, with a remaining lease of 85 years, stands at an estimated value of $2,190,133, translating to a remarkable $684 PSF. This valuation is indicative of a robust demand for properties within this locale, positioning the unit significantly above the market baseline by 126%. Such a substantial premium reflects not only the desirability of Bedok as a residential area but also the broader dynamics of the HDB resale market in Singapore, which continues to exhibit resilience amidst fluctuating economic conditions.
With a high model confidence level derived from an analysis of 115 recent HDB resale transactions in the vicinity, this valuation underscores the prevailing upward trajectory of property values in Bedok. The strong market signal suggests that buyers are willing to pay a premium for well-located HDB units, particularly those with extended leases. As the landscape of urban living evolves, the combination of a favorable lease tenure and strategic location makes this HDB Executive an attractive investment, reinforcing the notion that properties in established neighborhoods retain their value in the competitive real estate market of Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.