Jalan Simpang Bedok, Bedok North, East Region, Singapore
$5,200,000









District 16 Semi-Detached Home for Sale. Peaceful Living with Superb Connectivity. Discover this beautifully maintained semi-detached home tucked away from the main road, offering the perfect balance of privacy, comfort, and accessibility. Situated in a quiet enclave yet minutes from key amenities, this is an ideal choice for families seeking convenience without compromising tranquility. ✅ Prime Location: Located in a serene landed neighborhood, providing a peaceful retreat while remaining close to urban conveniences. ✅ Excellent Connectivity: Within walking distance (<1km) to the nearest MRT and just minutes to major expressways — enjoy easy access to the city and airport. ✅ Close to Reputable Schools: Surrounded by quality schools within 1–2km, making it ideal for families with children. ✅ Everyday Convenience: Near supermarkets, eateries, and amenities — everything you need is just around the corner. ✅ Lifestyle & Recreation: A short drive to East Village and other popular malls for dining, shopping, and entertainment. ✅ Generous Outdoor Space: Perfect for hosting, gardening, or relaxing — a great space for family bonding. ✅ Modern Comforts: Comes with well-maintained fittings and fixtures for a move-in-ready experience. ✅ Strong Investment Value: Rare opportunity in a high-demand area with exciting growth potential from the upcoming Long Island Reclamation Plan. This is your chance to own a rare semi-detached home that combines comfort, convenience, and long-term value — perfect for both own-stay and investment. Call Jerlyn at 9**** for an exclusive viewing today!
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Total Transactions
9
Average Price
S3.8M
Total Value
S33.9M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 49 HDB resale transactions (data.gov.sg)
Fair Value
S$2.22M
S$633 psf
Asking Price
S$5.20M
S$1,486 psf
vs Market
+134.7%
vs Last Done
+108.7%
Tenure
65 yrs
99-year Leasehold · Balance remaining
Confidence
High
49 comps
Nearest MRT
Tanah Merah
680m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
49 comparable transactions
S$668
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.929
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$633
Recent Comparable Transactions
10 shown · 49 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +12.5% vs FV | 99yr from 1995 |
Apr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +12.5% vs FV | 99yr from 1995 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -1.4% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +9.5% vs FV | 99yr from 1993 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▲S$654 +3.3% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▲S$642 +1.4% vs FV | 99yr from 1993 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -9.0% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,561sqft | S$965,000 | ▼S$618 -2.4% vs FV | 99yr from 1993 |
Dec 2025 | Blk 10B BEDOK STH AVE 2 Floor 04 TO 06 | 1,561sqft | S$1,000,000 | ▲S$641 +1.3% vs FV | 99yr from 1995 |
Dec 2025 | Blk 106 LENGKONG TIGA Floor 01 TO 03 | 1,572sqft | S$1,200,000 | ▲S$764 +20.7% vs FV | 99yr from 1989 |
Sep 2025 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▲S$635 +0.3% vs FV | 99yr from 1993 |
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+12.5% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+12.5% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-1.4% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+9.5% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
+3.3% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
+1.4% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-9.0% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-2.4% vs FV
Blk 10B BEDOK STH AVE 2
Dec 2025 · Floor 04 TO 06
+1.3% vs FV
Blk 106 LENGKONG TIGA
Dec 2025 · Floor 01 TO 03
+20.7% vs FV
Blk 640 BEDOK RESERVOIR RD
Sep 2025 · Floor 07 TO 09
+0.3% vs FV
HELIOS AI Analysis
The subject property, an HDB Executive unit located in the well-established precinct of Bedok, is currently valued at approximately $2,215,418, translating to a robust $633 per square foot (PSF). With a remaining lease of 65 years, this property stands as a compelling investment opportunity, especially given its significant valuation that positions it above the market baseline by a staggering 134.7%. Such a premium valuation signals strong demand dynamics within the local real estate landscape, driven by Bedok's strategic location and its comprehensive amenities.
The model confidence for this valuation is rated as high, supported by an extensive analysis of 49 recent HDB resale transactions in the vicinity. This robust dataset underscores the resilience of the Bedok market, where properties are consistently commanding prices that reflect both the desirability of the area and the ongoing demand for spacious family-oriented housing options. Investors should note that the remaining lease of 65 years is a critical factor influencing both current market sentiment and future resale potential, as buyers are increasingly discerning about lease lengths in their purchasing decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.