Koh Sek Lim Road, Xilin, East Region, Singapore
$4,599,999



















New Exclusive Listing - Lease 99 years from 1995 - District 16 (Bedok, Upper East Coast) - Corner Terrace - Land 3305sqft - Built-up 5580sqft Estimated - Car Pouch able to park 2 to 3 cars - Future Sungei Bedok MRT due 2026 (310m) - Short walking distance Hawker Centre - Temasek Primary School (1.22km) - Temasek Secondary School (1.13km) - Bedok South Secondary School (570m) - Future Safra nearby - Near Future Bayshore Precinct Transformation First Floor - Car Pouch - Outdoor Chill area with Furnitures - Very Spacious Living Room comes with High Ceiling / Glass Air Well - Bright and Spacious - Dining Room - Kitchen - Yard area with Store room/Granny Room - Helper's toilet - Side Setback area for plants lover 2nd Floor - Family Entertainment Area - Common Bedroom 1 - Common Toilet Mezzanine 2nd Floor - Master Bedroom with Attached Toilet 3rd Floor - Common Bedroom 3 - Common Bedroom 4 - Common toilet Mezzanine 3rd Floor - Common Bedroom 5 with Attached Toilet Interested parties, please Call or SMS Terrance at 8.1.8.0.0.8.2.2 Disclaimer : All land and built-up area are base on approximate measurements and are subject to final survey and shall not form part of any offer or contract or constitute any warranty by the salesperson and shall not be regarded as statements or representations of facts.
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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…


License: L3008022J
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Automated Valuation based on 112 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$3.74M
S$671 psf
Asking Price
S$4.60M
S$825 psf
vs Market
+22.8%
vs Last Done
+32.0%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
112 comps
Nearest MRT
Expo
1287m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
112 comparable transactions
S$639
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$671
Recent Comparable Transactions
10 shown · 112 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -6.9% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -6.9% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +3.3% vs FV | 99yr from 1993 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -8.5% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -2.5% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▼S$642 -4.3% vs FV | 99yr from 1993 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -14.2% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,561sqft | S$965,000 | ▼S$618 -7.9% vs FV | 99yr from 1993 |
Dec 2025 | Blk 662 JLN DAMAI Floor 04 TO 06 | 1,561sqft | S$970,000 | ▼S$621 -7.5% vs FV | 99yr from 1996 |
Dec 2025 | Blk 663 JLN DAMAI Floor 01 TO 03 | 1,528sqft | S$930,000 | ▼S$608 -9.4% vs FV | 99yr from 1996 |
Sep 2025 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▼S$635 -5.4% vs FV | 99yr from 1993 |
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-6.9% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-6.9% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+3.3% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-8.5% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-2.5% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-4.3% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-14.2% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-7.9% vs FV
Blk 662 JLN DAMAI
Dec 2025 · Floor 04 TO 06
-7.5% vs FV
Blk 663 JLN DAMAI
Dec 2025 · Floor 01 TO 03
-9.4% vs FV
Blk 640 BEDOK RESERVOIR RD
Sep 2025 · Floor 07 TO 09
-5.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Bedok, with a remaining lease of 75 years, is currently estimated at $3,744,429, translating to a price per square foot (PSF) of $671. This valuation positions the property significantly above the market baseline, with a notable 22.8% premium compared to similar HDB transactions in the area. This elevated market signal indicates strong demand dynamics, likely driven by Bedok's strategic location and the desirability of larger living spaces offered by executive HDB units.
Our analysis is bolstered by data from 112 recent HDB resale transactions within the vicinity, which provides a robust foundation for this valuation. The high model confidence reflects a thorough assessment of market trends and comparable sales, suggesting that buyers are willing to invest more in properties that offer both substantial living space and the security of a lengthy lease. This trend is indicative of a broader shift in buyer sentiment, prioritizing quality and longevity in housing investments, particularly in well-established neighborhoods like Bedok.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.