Upper East Coast Road, Bedok South, East Region, Singapore
$10,380,000










Majestic Leasehold Bungalow with Grand Land Size Opposite Bayshore MRT A rare opportunity to own a majestic bungalow with a sprawling land size of 8,500 sqft and an impressive build-up of over 10,000 sqft, located right across the upcoming Bedok South MRT station. Beautifully maintained and full of character, this residence is ideal for multi-generational living, offering abundant space, privacy, and comfort for every member of the family. ✨ Highlights: Expansive 8,500 sqft land with wide frontage and regular layout Massive 10,000+ sqft built-up, ideal for large families 6+ spacious bedrooms, multiple family and entertainment areas Superb convenience — Bedok South MRT at your doorstep, near East Coast Park, top schools & amenities. Excellent potential for rebuild or long-term value appreciation. A truly rare gem in the East, combining scale, accessibility, and versatility — perfect for those seeking a grand family home with lasting value.t outstanding value.
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Total Transactions
72
Average Price
S5.2M
Total Value
S374.1M
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$6.83M
S$672 psf
Asking Price
S$10.38M
S$1,023 psf
vs Market
+52.1%
vs Last Done
+47.6%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
111 comps
Nearest MRT
Tanah Merah
1191m away
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
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$672
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 +3.1% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +3.1% vs FV | 99yr from 1993 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -8.6% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -2.7% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▼S$642 -4.5% vs FV | 99yr from 1993 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -14.3% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,561sqft | S$965,000 | ▼S$618 -8.0% vs FV | 99yr from 1993 |
Dec 2025 | Blk 662 JLN DAMAI Floor 04 TO 06 | 1,561sqft | S$970,000 | ▼S$621 -7.6% vs FV | 99yr from 1996 |
Dec 2025 | Blk 663 JLN DAMAI Floor 01 TO 03 | 1,528sqft | S$930,000 | ▼S$608 -9.5% vs FV | 99yr from 1996 |
Sep 2025 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▼S$635 -5.5% vs FV | 99yr from 1993 |
Sep 2025 | Blk 664 JLN DAMAI Floor 07 TO 09 | 1,539sqft | S$1,085,000 | ▲S$705 +4.9% vs FV | 99yr from 1996 |
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+3.1% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+3.1% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-8.6% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-2.7% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-4.5% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-14.3% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-8.0% vs FV
Blk 662 JLN DAMAI
Dec 2025 · Floor 04 TO 06
-7.6% vs FV
Blk 663 JLN DAMAI
Dec 2025 · Floor 01 TO 03
-9.5% vs FV
Blk 640 BEDOK RESERVOIR RD
Sep 2025 · Floor 07 TO 09
-5.5% vs FV
Blk 664 JLN DAMAI
Sep 2025 · Floor 07 TO 09
+4.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Bedok, with a remaining lease of 75 years, stands at an impressive estimated value of $6,825,585, translating to a premium of $672 per square foot (PSF). This valuation is notably positioned above the market baseline, reflecting a significant 52.1% differential. Such a substantial premium suggests robust demand in the Bedok region, driven by the area's strategic location, accessibility, and the desirability of executive housing options among prospective buyers.
The model confidence for this valuation is categorized as high, bolstered by a comprehensive analysis of 111 recent HDB resale transactions within the vicinity. This robust dataset not only reinforces the reliability of the valuation but also indicates a strong market signal that the local real estate dynamics are favorably skewed towards elevated pricing. As Bedok continues to evolve as a sought-after residential enclave, the enduring value of properties within this segment is expected to remain resilient, making this HDB Executive a noteworthy investment opportunity in Singapore's competitive real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.