Bedok Avenue, Bedok South, East Region, Singapore
$6,900,000









Bungalow House For Sale 7-bedroom , 5 bath 3.5 story well renovated Prime Location D16 Kew Drive 99 year since 1994 11 bed , 8 bath L-5595sqft / Build estimate 8300sqft New renovated year 2024 Private Pool ,nice layout move in condition Serious seller , for more info pls PM Lister agt Joey 9478XXXX Disclaimer: All land and built up areas are base on approximate measurements and are subject to final survey and shall not form part of any offer or contact or constitute any warranty by the salesperson and shall not be regarded as statements or representation of facts. Photos are for illustration purposes only. NOTE: Area size and built up areas are the same and buyer will need to get his own valuer unless seller agree to provide the valuation report or official built up areas. Discover an unparalleled living experience in this magnificent 10-bedroom, 9-bathroom bungalow, now available for sale! Spanning an impressive 8,300 sqft, this exquisite property offers a perfect blend of luxury and comfort. Located in the serene neighborhood of Bedok, this home is ideal for those seeking both privacy and convenience. Inside, you’ll find a modern kitchen furnished with top-of-the-line appliances, perfect for culinary enthusiasts. Enjoy the comfort of air-conditioned rooms throughout the house. Admire the beautiful tiled floors that add an elegant touch to the interiors. Step outside to find ample car parking space and a charming balcony, perfect for relaxing evenings. The property is strategically located near essential amenities. Temasek Secondary School (0.7 km) and Bedok South Secondary School (0.8 km) are just a stone’s throw away, making it a perfect choice for families. For your grocery needs, Cold Storage (0.5 km) and Sheng Siong Supermarket (0.6 km) are conveniently close by, ensuring that everything you need is within easy reach. This home is not only about comfort and convenience but also about enjoying a peaceful lifestyle with everything at your fingertips.
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Total Transactions
30
Average Price
S2.1M
Total Value
S62.5M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 109 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$5.56M
S$670 psf
Asking Price
S$6.90M
S$832 psf
vs Market
+24.0%
vs Last Done
+29.8%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
109 comps
Nearest MRT
Tanah Merah
1086m away
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
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$670
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 -4.3% 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 -4.3% vs FV | 99yr from 1995 |
Dec 2025 | Blk 106 LENGKONG TIGA Floor 01 TO 03 | 1,572sqft | S$1,200,000 | ▲S$764 +14.0% vs FV | 99yr from 1989 |
Sep 2025 | Blk 108 LENGKONG TIGA Floor 04 TO 06 | 1,572sqft | S$1,230,000 | ▲S$783 +16.9% vs FV | 99yr from 1989 |
Jul 2025 | Blk 10E BEDOK STH AVE 2 Floor 01 TO 03 | 1,572sqft | S$975,000 | ▼S$620 -7.5% vs FV | 99yr from 1993 |
Jun 2025 | Blk 108 LENGKONG TIGA Floor 04 TO 06 | 1,572sqft | S$1,210,800 | ▲S$770 +14.9% vs FV | 99yr from 1989 |
Apr 2025 | Blk 108 LENGKONG TIGA Floor 01 TO 03 | 1,658sqft | S$1,196,000 | ▲S$722 +7.8% vs FV | 99yr from 1989 |
Apr 2025 | Blk 106 LENGKONG TIGA Floor 07 TO 09 | 1,658sqft | S$1,270,000 | ▲S$766 +14.3% vs FV | 99yr from 1989 |
Apr 2025 | Blk 108 LENGKONG TIGA Floor 04 TO 06 | 1,572sqft | S$1,188,000 | ▲S$756 +12.8% vs FV | 99yr from 1989 |
Feb 2025 | Blk 10E BEDOK STH AVE 2 Floor 04 TO 06 | 1,572sqft | S$958,000 | ▼S$610 -9.0% vs FV | 99yr from 1993 |
Feb 2025 | Blk 106 LENGKONG TIGA Floor 01 TO 03 | 1,572sqft | S$1,180,000 | ▲S$751 +12.1% vs FV | 99yr from 1989 |
Blk 10B BEDOK STH AVE 2
Dec 2025 · Floor 04 TO 06
-4.3% vs FV
Blk 10B BEDOK STH AVE 2
Dec 2025 · Floor 04 TO 06
-4.3% vs FV
Blk 106 LENGKONG TIGA
Dec 2025 · Floor 01 TO 03
+14.0% vs FV
Blk 108 LENGKONG TIGA
Sep 2025 · Floor 04 TO 06
+16.9% vs FV
Blk 10E BEDOK STH AVE 2
Jul 2025 · Floor 01 TO 03
-7.5% vs FV
Blk 108 LENGKONG TIGA
Jun 2025 · Floor 04 TO 06
+14.9% vs FV
Blk 108 LENGKONG TIGA
Apr 2025 · Floor 01 TO 03
+7.8% vs FV
Blk 106 LENGKONG TIGA
Apr 2025 · Floor 07 TO 09
+14.3% vs FV
Blk 108 LENGKONG TIGA
Apr 2025 · Floor 04 TO 06
+12.8% vs FV
Blk 10E BEDOK STH AVE 2
Feb 2025 · Floor 04 TO 06
-9.0% vs FV
Blk 106 LENGKONG TIGA
Feb 2025 · Floor 01 TO 03
+12.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Bedok presents a compelling case for potential investors, with an estimated market value of $5,562,621, translating to $670 PSF. This valuation is indicative of a robust demand in the region, as evidenced by the property commanding a price that is 24% above the market baseline. Such a premium reflects not only the intrinsic value of the property itself but also the broader market dynamics influencing HDB transactions in Bedok.
With a remaining lease of 75 years, this property maintains a significant tenure, which is a critical factor in the valuation of HDB flats in Singapore. The longevity of the lease contributes positively to buyer sentiment, as it assures long-term habitation and investment potential. The model confidence in this valuation is rated as high, supported by data extracted from 109 recent HDB resale transactions within the vicinity. This solid dataset underpins the rising interest in the area and reinforces the potential for sustained appreciation in the property’s value, making it an attractive option for discerning buyers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.