Jalan Pari Burong, Bedok North, East Region, Singapore
$2,680,000
















Close to Park for outdoor activities - Walk to Tanah Merah MRT in 5 mins - Mins Cycle to Park connector - Near amenities like Wet Market, East Village Shopping Mall, Simpang Bedok Hawker Center for daily essentials etc - 15 Mins drive to CBD, ideal for professionals - Quiet street for peaceful living experience Property Features - Regular House shape - spacious indoor living - Sizeable bedrooms Discover the perfect family home with this stunning 6-bedroom, 4-bathroom cluster house for sale, available now! Spanning an impressive 2723 sqft, this property offers ample space for everyone. Located just 1.2 km from Tanah Merah MRT station, your daily commute is made easy. Families will appreciate the proximity to top schools such as Anglican High School (0.6 km) and Bedok South Secondary School (0.5 km). For your shopping needs, FairPrice Bedok Nth St 4 (0.4 km) and Giant Supermarket - Bedok Market Place (0.6 km) are just around the corner. Enjoy leisure time at East Village (0.5 km) or Bedok Shopping Complex (0.6 km). This cluster house features modern amenities including air conditioning, a covered car parking space, security guard services, and a beautiful terrace garden, perfect for entertaining guests or relaxing with family. Experience comfortable living in a serene environment surrounded by greenery. Don’t miss out on this incredible opportunity to own a beautiful home in a prime location! Schedule your viewing today and make it yours!
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Total Transactions
9
Average Price
S3.8M
Total Value
S33.9M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 111 HDB resale transactions (data.gov.sg)
Fair Value
S$1.22M
S$448 psf
Asking Price
S$2.68M
S$984 psf
vs Market
+119.7%
vs Last Done
+42.0%
Tenure
48 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
111 comps
Nearest MRT
Tanah Merah
771m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
111 comparable transactions
S$640
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.686
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$448
Recent Comparable Transactions
10 shown · 111 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +54.7% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +54.7% vs FV | 99yr from 1993 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▲S$613 +36.8% vs FV | 99yr from 1985 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▲S$614 +37.1% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▲S$654 +46.0% vs FV | 99yr from 1993 |
Jan 2026 | Blk 167 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +56.3% vs FV | 99yr from 1986 |
Jan 2026 | Blk 160 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +56.3% vs FV | 99yr from 1986 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▲S$642 +43.3% vs FV | 99yr from 1993 |
Dec 2025 | Blk 114 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,615sqft | S$1,100,000 | ▲S$681 +52.0% vs FV | 99yr from 1985 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▲S$576 +28.6% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,561sqft | S$965,000 | ▲S$618 +37.9% vs FV | 99yr from 1993 |
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+54.7% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+54.7% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
+36.8% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
+37.1% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
+46.0% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+56.3% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+56.3% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
+43.3% vs FV
Blk 114 BEDOK RESERVOIR RD
Dec 2025 · Floor 10 TO 12
+52.0% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
+28.6% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
+37.9% vs FV
HELIOS AI Analysis
<p>In the ever-dynamic landscape of Singapore's real estate market, the valuation of the HDB Executive unit in Bedok, with a remaining lease of 48 years, has emerged as a noteworthy highlight. Estimated at <strong>$1,219,850</strong> or <strong>$448 PSF</strong>, this property has been appraised significantly above the baseline market value, reflecting a <strong>119.7% premium</strong>. Such a substantial divergence from the market norm suggests robust demand dynamics, likely driven by the area's strategic location, excellent amenities, and the enduring appeal of HDB living.</p> <p>The model's confidence rating is deemed <strong>high</strong>, bolstered by an extensive analysis of <strong>111 recent HDB resale transactions</strong> in the vicinity. This empirical foundation underscores the reliability of the valuation, which is indicative of not just the property’s intrinsic value but also the prevailing sentiment among buyers in the Bedok area. As urban development continues to evolve, the remaining lease of 48 years positions this HDB Executive unit favorably, aligning with potential buyers' preferences for longevity and community integration in their residential choices.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.