Bedok South Road, Bedok South, East Region, Singapore
$18,000,000








Positioned in the heart of a serene landed enclave, this presents a rare opportunity to acquire a freehold site ideal for building a grand multi-generational home or luxury estate. This SemI D property sits on a generous 8,067 sqft of land and currently offers a built-up area of approximately 3,400 sqft. With the right architectural planning, it has the potential to be transformed into an expansive 19,000 sqft residence — an ultra-luxurious statement home in the East. Property Highlights: Freehold tenure – legacy asset in a premium location Large 8,067 sqft land size with wide frontage Estimated rebuilt GFA up to ~19,000 sqft Asking $8.8M (land) | Estimated rebuild cost: ~$9-10M total Quiet residential street in mature, upscale neighborhood 5-min walk to upcoming Bedok South MRT (TEL) Near top schools: Temasek Primary, Temasek Secondary, Anglican High Easy access to East Coast Park, Simpang Bedok, Siglap cafes, and Bedok Mall Quick connectivity via ECP & PIE Whether you're planning your forever home or a luxury project, this site offers an exceptional canvas in a highly desirable part of Singapore’s East Coast. Disclaimer: The information provided in this advertisement is for general informational purposes only and does not constitute an offer, contract, or guarantee of any kind. All property details, including but not limited to prices, availability, specifications, and features, are subject to change without prior notice. Images, floor plans, and descriptions are for illustrative purposes only and may differ from the actual property. Buyers and tenants are encouraged to conduct their own due diligence and verify all information with the developer, seller, or relevant authorities before making any decisions. The advertiser assumes no liability for any inaccuracies, errors, or omissions in this listing.
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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…
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Automated Valuation based on 111 HDB resale transactions (data.gov.sg)
Fair Value
S$13.03M
S$686 psf
Asking Price
S$18.00M
S$948 psf
vs Market
+38.1%
vs Last Done
+33.1%
Tenure
94 yrs
99-year Leasehold · Balance remaining
Confidence
High
111 comps
Nearest MRT
Tanah Merah
975m 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)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$686
Recent Comparable Transactions
10 shown · 111 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +3.8% vs FV | 99yr from 1995 |
Apr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +3.8% vs FV | 99yr from 1995 |
Dec 2025 | Blk 10B BEDOK STH AVE 2 Floor 04 TO 06 | 1,561sqft | S$1,000,000 | ▼S$641 -6.6% vs FV | 99yr from 1995 |
Dec 2025 | Blk 106 LENGKONG TIGA Floor 01 TO 03 | 1,572sqft | S$1,200,000 | ▲S$764 +11.4% vs FV | 99yr from 1989 |
Sep 2025 | Blk 108 LENGKONG TIGA Floor 04 TO 06 | 1,572sqft | S$1,230,000 | ▲S$783 +14.1% vs FV | 99yr from 1989 |
Jul 2025 | Blk 10E BEDOK STH AVE 2 Floor 01 TO 03 | 1,572sqft | S$975,000 | ▼S$620 -9.6% vs FV | 99yr from 1993 |
Jun 2025 | Blk 108 LENGKONG TIGA Floor 04 TO 06 | 1,572sqft | S$1,210,800 | ▲S$770 +12.2% vs FV | 99yr from 1989 |
May 2025 | Blk 10D BEDOK STH AVE 2 Floor 22 TO 24 | 1,539sqft | S$1,240,000 | ▲S$806 +17.5% vs FV | 99yr from 1995 |
Apr 2025 | Blk 108 LENGKONG TIGA Floor 01 TO 03 | 1,658sqft | S$1,196,000 | ▲S$722 +5.2% vs FV | 99yr from 1989 |
Apr 2025 | Blk 106 LENGKONG TIGA Floor 07 TO 09 | 1,658sqft | S$1,270,000 | ▲S$766 +11.7% vs FV | 99yr from 1989 |
Apr 2025 | Blk 108 LENGKONG TIGA Floor 04 TO 06 | 1,572sqft | S$1,188,000 | ▲S$756 +10.2% vs FV | 99yr from 1989 |
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+3.8% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+3.8% vs FV
Blk 10B BEDOK STH AVE 2
Dec 2025 · Floor 04 TO 06
-6.6% vs FV
Blk 106 LENGKONG TIGA
Dec 2025 · Floor 01 TO 03
+11.4% vs FV
Blk 108 LENGKONG TIGA
Sep 2025 · Floor 04 TO 06
+14.1% vs FV
Blk 10E BEDOK STH AVE 2
Jul 2025 · Floor 01 TO 03
-9.6% vs FV
Blk 108 LENGKONG TIGA
Jun 2025 · Floor 04 TO 06
+12.2% vs FV
Blk 10D BEDOK STH AVE 2
May 2025 · Floor 22 TO 24
+17.5% vs FV
Blk 108 LENGKONG TIGA
Apr 2025 · Floor 01 TO 03
+5.2% vs FV
Blk 106 LENGKONG TIGA
Apr 2025 · Floor 07 TO 09
+11.7% vs FV
Blk 108 LENGKONG TIGA
Apr 2025 · Floor 04 TO 06
+10.2% vs FV
HELIOS AI Analysis
In the vibrant and increasingly sought-after precinct of Bedok, the HDB Executive property under review boasts a substantial remaining lease of 94 years, positioning it favorably in the market landscape. With an estimated value of $13,032,496, translating to $686 PSF, this valuation signals a remarkable premium, exceeding the baseline market value by 38.1%. Such a significant divergence underscores the property’s desirability, particularly within a locale characterized by robust demand and limited supply.
The model confidence for this valuation is assessed as high, firmly rooted in an analytical framework that considers 111 recent HDB resale transactions in the vicinity. This extensive data pool not only reinforces the credibility of the valuation but also highlights prevailing market dynamics that favor properties with extended leases. As potential buyers navigate the complexities of the HDB market, the enduring appeal of this executive unit in Bedok is likely to be driven by its strategic location, comprehensive amenities, and the diminishing availability of long-lease public housing options in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.