Upper East Coast Road, Bayshore, East Region, Singapore
$3,950,000















Located within Upper East Coast enclave (District 16), this unit is a stone throw (4 mins walk) to Bayshore MRT and many nearby amenities such as supermarkets and bus stops to key locations. Spacious and efficient layout offers the coveted work-life environment with integrated distinct exercise, dining and study/work area. Come home to a spacious and relaxing ambience. ✔️ Spacious & Efficient Layout (2517 SQFT) ✔️ 3 x Bedroom with ensuite ✔️ 4 Mins Walk to Bayshore MRT Station! ✔️ Serene And Peaceful Environment ✔️ Easy Access to East Coast Parkway (ECP) And Pan Island Expressway (PIE) ✔️ Within 1km to Prestigious Schools Like (Temasek Primary School, Temasek Junior College and more) If you're looking for a spacious and classy home in district 16, this might be the perfect unit for you. Nearby amenities ⭑ Nearby MRTs • Bayshore (319 m) - 5 mins walk • 1 MRT within 1 km ⭑ Nearby Bus stops • Chai Chee Secondary School (36 m) - 1 mins walk • East Coast Ville (87 m) - 2 mins walk • Opposite The Summit (274 m) - 4 mins walk • 4 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • The Essential Corner (314 m) - 5 mins walk • 3 grocery stores within 1 km ⭑ Nearby Schools • Rainbow Cove Pre-School @ Upper East Coast (90 m) - 2 mins walk • Rainbow Cove Pre-School @ Sennett (231 m) - 4 mins walk • Alphabet Playhouse @ East Coast (264 m) - 4 mins walk • 6 more schools within 1 km ⭑ Nearby Parks • Bayshore Underpass (440 m) - 7 mins walk • Sennett Avenue Linear Park (441 m) - 7 mins walk • Sennett Avenue Open Space (518 m) - 4 mins drive • 7 more parks within 1 km *** The land and floor sizes are approximate and subject to a final survey *** Please contact Xhin @ +659171XXXX to arrange for an exclusive viewing!
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Total Transactions
5
Average Price
S1.8M
Total Value
S9.2M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$1.43M
S$559 psf
Asking Price
S$3.95M
S$1,542 psf
vs Market
+175.9%
vs Last Done
+159.6%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Bedok
1449m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$652
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.857
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$559
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 131 BEDOK NTH AVE 3 Floor 16 TO 18 | 990sqft | S$588,000 | ▲S$594 +6.3% vs FV | 99yr from 1978 |
Mar 2026 | Blk 131 BEDOK NTH AVE 3 Floor 16 TO 18 | 990sqft | S$588,000 | ▲S$594 +6.3% vs FV | 99yr from 1978 |
Mar 2026 | Blk 93 BEDOK NTH AVE 4 Floor 01 TO 03 | 990sqft | S$517,888 | ▼S$523 -6.4% vs FV | 99yr from 1979 |
Mar 2026 | Blk 180 BEDOK NTH RD Floor 01 TO 03 | 990sqft | S$715,000 | ▲S$722 +29.2% vs FV | 99yr from 2006 |
Mar 2026 | Blk 185 BEDOK NTH RD Floor 01 TO 03 | 990sqft | S$708,000 | ▲S$715 +27.9% vs FV | 99yr from 2005 |
Mar 2026 | Blk 427 BEDOK NTH RD Floor 01 TO 03 | 990sqft | S$490,000 | ▼S$495 -11.4% vs FV | 99yr from 1979 |
Mar 2026 | Blk 82 BEDOK NTH RD Floor 10 TO 12 | 990sqft | S$560,000 | ▲S$565 +1.1% vs FV | 99yr from 1978 |
Mar 2026 | Blk 187B BEDOK NTH ST 4 Floor 07 TO 09 | 1,001sqft | S$833,000 | ▲S$832 +48.8% vs FV | 99yr from 2018 |
Mar 2026 | Blk 187A BEDOK NTH ST 4 Floor 16 TO 18 | 1,001sqft | S$870,000 | ▲S$869 +55.5% vs FV | 99yr from 2018 |
Mar 2026 | Blk 766 BEDOK RESERVOIR VIEW Floor 01 TO 03 | 1,130sqft | S$681,000 | ▲S$603 +7.9% vs FV | 99yr from 2000 |
Mar 2026 | Blk 774 BEDOK RESERVOIR VIEW Floor 01 TO 03 | 1,130sqft | S$650,000 | ▲S$575 +2.9% vs FV | 99yr from 2000 |
Blk 131 BEDOK NTH AVE 3
Mar 2026 · Floor 16 TO 18
+6.3% vs FV
Blk 131 BEDOK NTH AVE 3
Mar 2026 · Floor 16 TO 18
+6.3% vs FV
Blk 93 BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-6.4% vs FV
Blk 180 BEDOK NTH RD
Mar 2026 · Floor 01 TO 03
+29.2% vs FV
Blk 185 BEDOK NTH RD
Mar 2026 · Floor 01 TO 03
+27.9% vs FV
Blk 427 BEDOK NTH RD
Mar 2026 · Floor 01 TO 03
-11.4% vs FV
Blk 82 BEDOK NTH RD
Mar 2026 · Floor 10 TO 12
+1.1% vs FV
Blk 187B BEDOK NTH ST 4
Mar 2026 · Floor 07 TO 09
+48.8% vs FV
Blk 187A BEDOK NTH ST 4
Mar 2026 · Floor 16 TO 18
+55.5% vs FV
Blk 766 BEDOK RESERVOIR VIEW
Mar 2026 · Floor 01 TO 03
+7.9% vs FV
Blk 774 BEDOK RESERVOIR VIEW
Mar 2026 · Floor 01 TO 03
+2.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room property located in Bedok, with a remaining lease of 60 years, presents a compelling case within the current market context. Estimated at $1,431,804, translating to a price per square foot (PSF) of $559, this property is positioned significantly above the baseline market value, reflecting a remarkable 175.9% premium. Such a valuation indicates not only the desirability of the Bedok area but also the sustained demand for HDB units, particularly in well-established neighborhoods. The high model confidence derived from an analysis of 500 recent resale transactions in the vicinity reinforces the reliability of this assessment.
As Singapore's real estate landscape evolves, the dynamics surrounding HDB leases become increasingly critical. The remaining lease of 60 years, while substantial, is an essential factor influencing buyer sentiment and investment potential. In a market characterized by a competitive bidding environment, properties with strategic location advantages, such as this Bedok HDB, tend to command higher premiums. This trend underscores the importance of location and the inherent value perceived by buyers in the current landscape, suggesting that the property market remains robust despite the overarching economic variables at play.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.