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 109 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$12.99M
S$684 psf
Asking Price
S$18.00M
S$948 psf
vs Market
+38.6%
vs Last Done
+47.9%
Tenure
94 yrs
99-year Leasehold · Balance remaining
Confidence
High
109 comps
Nearest MRT
Tanah Merah
975m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
109 comparable transactions
S$638
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 · 109 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 10B BEDOK STH AVE 2 Floor 04 TO 06 | 1,561sqft | S$1,000,000 | ▼S$641 -6.3% 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 -6.3% vs FV | 99yr from 1995 |
Dec 2025 | Blk 106 LENGKONG TIGA Floor 01 TO 03 | 1,572sqft | S$1,200,000 | ▲S$764 +11.7% vs FV | 99yr from 1989 |
Sep 2025 | Blk 108 LENGKONG TIGA Floor 04 TO 06 | 1,572sqft | S$1,230,000 | ▲S$783 +14.5% vs FV | 99yr from 1989 |
Jul 2025 | Blk 10E BEDOK STH AVE 2 Floor 01 TO 03 | 1,572sqft | S$975,000 | ▼S$620 -9.4% vs FV | 99yr from 1993 |
Jun 2025 | Blk 108 LENGKONG TIGA Floor 04 TO 06 | 1,572sqft | S$1,210,800 | ▲S$770 +12.6% vs FV | 99yr from 1989 |
Apr 2025 | Blk 108 LENGKONG TIGA Floor 01 TO 03 | 1,658sqft | S$1,196,000 | ▲S$722 +5.6% vs FV | 99yr from 1989 |
Apr 2025 | Blk 106 LENGKONG TIGA Floor 07 TO 09 | 1,658sqft | S$1,270,000 | ▲S$766 +12.0% vs FV | 99yr from 1989 |
Apr 2025 | Blk 108 LENGKONG TIGA Floor 04 TO 06 | 1,572sqft | S$1,188,000 | ▲S$756 +10.5% vs FV | 99yr from 1989 |
Feb 2025 | Blk 10E BEDOK STH AVE 2 Floor 04 TO 06 | 1,572sqft | S$958,000 | ▼S$610 -10.8% vs FV | 99yr from 1993 |
Feb 2025 | Blk 106 LENGKONG TIGA Floor 01 TO 03 | 1,572sqft | S$1,180,000 | ▲S$751 +9.8% vs FV | 99yr from 1989 |
Blk 10B BEDOK STH AVE 2
Dec 2025 · Floor 04 TO 06
-6.3% vs FV
Blk 10B BEDOK STH AVE 2
Dec 2025 · Floor 04 TO 06
-6.3% vs FV
Blk 106 LENGKONG TIGA
Dec 2025 · Floor 01 TO 03
+11.7% vs FV
Blk 108 LENGKONG TIGA
Sep 2025 · Floor 04 TO 06
+14.5% vs FV
Blk 10E BEDOK STH AVE 2
Jul 2025 · Floor 01 TO 03
-9.4% vs FV
Blk 108 LENGKONG TIGA
Jun 2025 · Floor 04 TO 06
+12.6% vs FV
Blk 108 LENGKONG TIGA
Apr 2025 · Floor 01 TO 03
+5.6% vs FV
Blk 106 LENGKONG TIGA
Apr 2025 · Floor 07 TO 09
+12.0% vs FV
Blk 108 LENGKONG TIGA
Apr 2025 · Floor 04 TO 06
+10.5% vs FV
Blk 10E BEDOK STH AVE 2
Feb 2025 · Floor 04 TO 06
-10.8% vs FV
Blk 106 LENGKONG TIGA
Feb 2025 · Floor 01 TO 03
+9.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive in Bedok, with a remaining lease of 94 years, stands at an impressive estimated value of $12,988,385, translating to a price per square foot (PSF) of $684. This valuation positions the property significantly above the market baseline, reflecting a substantial premium of 38.6%. Such a pronounced markup suggests a robust demand for HDB properties in this locale, driven by factors including proximity to essential amenities, well-established transport links, and the overall desirability of the Bedok area.
In assessing the market dynamics, the model's confidence is rated as high, underscoring the reliability of the valuation derived from a comprehensive analysis of 109 recent HDB resale transactions within the vicinity. The longevity of the remaining lease, coupled with the strong performance metrics observed in the local market, indicates a favorable investment landscape. Buyers and investors should consider not only the immediate valuation but also the underlying growth potential, as Bedok continues to evolve into a vibrant and sought-after residential enclave within Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.