30 New Upper Changi Road 461030, Bedok South, East Region, Singapore
$380,000










- *26 YEARS EXPERIENCE. SOLD OVER 6000 HOUSES!* - “3 room with utility, near MRT! No extension of stay” - 3rm Improved model, 65 sqm, one utility room added, high floor, unblocked, windy - No extension of stay required, immediate registration - Buyers can contra - Well maintained house - Living hall floor and bedrooms floor terazzo and kitchen floor ceramic - Living hall and main door facing South - Short walking distance to Bedok MRT, Bus Interchange, Bedok Mall - Heartbeat @ Bedok (integrated complex with polyclinic, library, swimming pool - Market, hawker centre), wet markets, hawker centres, plenty of coffeeshops - Retail shops, Sports Hall/ Stadium, Swimming Pool, Community Centre - Primary and Secondary School - MUP was completed and billed *** 26 years of full time experience in real estate. Having personally TRANSACTED MORE THAN 6000 PROPERTIES SINCE 2000 , Joan Cheng is an expert in Challenging Cases like divorce, Compulsory Acquisition (Bank and HDB), Missing spouse, Spouse/Owners in Prison, Bankruptcy, Islamic Faraid, Owners Overseas. For almost 26 years Joan Cheng has committed to bringing the best value and best service to her clients. Since year 2000, She and her partner have been Top Producers in Top Leading Property Agencies in Singapore ( including No. 1 Top Transactor/Producer in Propnex, Singapore’s Largest Real Estate Company), a testament to their knowledge, skills and winning methodology. Having graduated from Raffles Girls’ School (RGS) and Raffles Junior College(RJC) and National University of Singapore (NUS) with a Bachelor in Chemical Engineering, and having numerous other professional qualifications, Joan Cheng is also an avid property investor. Pl call 9796XXXX NOW! www.joanbagus.com.sg
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: L3008022J
Automated Valuation based on 451 HDB resale transactions (data.gov.sg) · 49 outliers removed (IQR)
Fair Value
S$434,242
S$620 psf
Asking Price
S$380,000
S$543 psf
vs Market
-12.5%
vs Last Done
-2.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
451 comps
Nearest MRT
Bedok
705m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
451 comparable transactions
S$579
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$620
Recent Comparable Transactions
10 shown · 451 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 521 BEDOK NTH AVE 1 Floor 01 TO 03 | 721sqft | S$400,000 | ▼S$555 -10.5% vs FV | 99yr from 1979 |
Mar 2026 | Blk 521 BEDOK NTH AVE 1 Floor 01 TO 03 | 721sqft | S$400,000 | ▼S$555 -10.5% vs FV | 99yr from 1979 |
Mar 2026 | Blk 424 BEDOK NTH AVE 1 Floor 04 TO 06 | 721sqft | S$500,000 | ▲S$693 +11.8% vs FV | 99yr from 1979 |
Mar 2026 | Blk 418 BEDOK NTH AVE 2 Floor 07 TO 09 | 721sqft | S$450,000 | ▲S$624 +0.6% vs FV | 99yr from 1978 |
Mar 2026 | Blk 102 BEDOK NTH AVE 4 Floor 13 TO 15 | 883sqft | S$428,000 | ▼S$485 -21.8% vs FV | 99yr from 1977 |
Mar 2026 | Blk 124 BEDOK NTH RD Floor 01 TO 03 | 721sqft | S$390,000 | ▼S$541 -12.7% vs FV | 99yr from 1978 |
Mar 2026 | Blk 107 BEDOK NTH RD Floor 07 TO 09 | 883sqft | S$417,000 | ▼S$472 -23.9% vs FV | 99yr from 1977 |
Mar 2026 | Blk 117 BEDOK NTH RD Floor 04 TO 06 | 786sqft | S$445,000 | ▼S$566 -8.7% vs FV | 99yr from 1978 |
Mar 2026 | Blk 213 BEDOK NTH ST 1 Floor 01 TO 03 | 732sqft | S$500,000 | ▲S$683 +10.2% vs FV | 99yr from 1980 |
Mar 2026 | Blk 201 BEDOK NTH ST 1 Floor 04 TO 06 | 947sqft | S$528,000 | ▼S$557 -10.2% vs FV | 99yr from 1979 |
Mar 2026 | Blk 529 BEDOK NTH ST 3 Floor 13 TO 15 | 732sqft | S$400,000 | ▼S$546 -11.9% vs FV | 99yr from 1979 |
Blk 521 BEDOK NTH AVE 1
Mar 2026 · Floor 01 TO 03
-10.5% vs FV
Blk 521 BEDOK NTH AVE 1
Mar 2026 · Floor 01 TO 03
-10.5% vs FV
Blk 424 BEDOK NTH AVE 1
Mar 2026 · Floor 04 TO 06
+11.8% vs FV
Blk 418 BEDOK NTH AVE 2
Mar 2026 · Floor 07 TO 09
+0.6% vs FV
Blk 102 BEDOK NTH AVE 4
Mar 2026 · Floor 13 TO 15
-21.8% vs FV
Blk 124 BEDOK NTH RD
Mar 2026 · Floor 01 TO 03
-12.7% vs FV
Blk 107 BEDOK NTH RD
Mar 2026 · Floor 07 TO 09
-23.9% vs FV
Blk 117 BEDOK NTH RD
Mar 2026 · Floor 04 TO 06
-8.7% vs FV
Blk 213 BEDOK NTH ST 1
Mar 2026 · Floor 01 TO 03
+10.2% vs FV
Blk 201 BEDOK NTH ST 1
Mar 2026 · Floor 04 TO 06
-10.2% vs FV
Blk 529 BEDOK NTH ST 3
Mar 2026 · Floor 13 TO 15
-11.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit in Bedok, with a remaining lease of 75 years, stands at an estimated value of $434,242, translating to a price per square foot (PSF) of $620. This valuation is not only reflective of the property's intrinsic value but also indicates a favorable market condition, characterized by a compelling 12.5% difference from the baseline. Such a deviation suggests that this property represents a good deal in the current market landscape, making it an attractive option for discerning buyers.
Our analysis is grounded in a robust dataset of 451 recent HDB resale transactions within the vicinity, which underscores the reliability of our valuation model. The high confidence level in this assessment is supported by prevailing market dynamics, including the enduring desirability of the Bedok area, known for its strategic location and comprehensive amenities. As the demand for HDB units continues to be strong amidst a backdrop of limited supply, properties with substantial remaining leases, such as this 3-room unit, are likely to see sustained interest and potential appreciation in value in the coming years.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.