Jalan Pari Burong, Bedok North, East Region, Singapore
$5,800,000










Freehold Semi-Detached Gem in Prime District 16! Rare Find with Rebuild Potential! Discover this rare freehold 2-storey semi-detached home in a serene landed enclave of District 16. The perfect canvas for your dream rebuild or A&A project. Sitting on a regular plot of approx. 4,001 sqft with a built-up of ~2,805 sqft, this home offers generous space and flexibility for multi-generational living. ✅ Land Size: ~4,001 sqft | Built-Up: ~2,805 sqft ✅ 4 Bedrooms + Helper’s Room | 3 Bathrooms ✅ Wide 12m Frontage x 30m Depth – ideal for future extensions ✅ Main Door Facing: South-East | Naturally bright, no west sun ✅ Parking: Fits up to 3 cars + ample roadside space ✅ Tenure: Freehold — a lasting legacy asset Why You’ll Love This Home: • Large, regular garden ideal for gatherings, landscaping, or a pool • Square layout — easy for reconfiguration or redevelopment • Peaceful, low-density surroundings with lush greenery views Prime Location with Superb Connectivity: • Short walk to Tanah Merah MRT (EW4) – direct link to CBD & Airport • Easy access to PIE, ECP, East Coast Park & Changi Business Park • Near popular eateries, cafes, supermarkets, and daily amenities Within 1km to Reputable Schools: • St. Anthony’s Canossian Primary School • Changkat Primary School Key Highlights: • Freehold landed in a prime, well-connected location • Spacious interiors with great flow and natural light • Huge potential for rebuild or extension • Excellent value from $1,450 psf — truly a rare opportunity in D16 Contact 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 111 HDB resale transactions (data.gov.sg)
Fair Value
S$1.26M
S$448 psf
Asking Price
S$5.80M
S$2,068 psf
vs Market
+361.6%
vs Last Done
+190.4%
Tenure
48 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
111 comps
Nearest MRT
Tanah Merah
771m away · +2% premium
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)
×0.686
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$448
Recent Comparable Transactions
10 shown · 111 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 +58.9% 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 +58.9% vs FV | 99yr from 1995 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▲S$624 +39.3% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +54.7% vs FV | 99yr from 1993 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▲S$627 +40.0% vs FV | 99yr from 1987 |
Mar 2026 | Blk 167 BEDOK STH AVE 3 Floor 04 TO 06 | 1,572sqft | S$1,035,000 | ▲S$659 +47.1% vs FV | 99yr from 1986 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▲S$613 +36.8% vs FV | 99yr from 1985 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▲S$614 +37.1% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▲S$654 +46.0% vs FV | 99yr from 1993 |
Jan 2026 | Blk 167 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +56.3% vs FV | 99yr from 1986 |
Jan 2026 | Blk 160 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +56.3% vs FV | 99yr from 1986 |
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+58.9% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+58.9% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
+39.3% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+54.7% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
+40.0% vs FV
Blk 167 BEDOK STH AVE 3
Mar 2026 · Floor 04 TO 06
+47.1% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
+36.8% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
+37.1% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
+46.0% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+56.3% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+56.3% vs FV
HELIOS AI Analysis
The recent valuation of the HDB Executive unit in Bedok, with an estimated value of $1,256,495 (or $448 PSF), underscores a compelling market dynamic that significantly exceeds the baseline valuation by 361.6%. This substantial premium signals a robust demand for HDB properties in this region, particularly given the remaining lease of 48 years, which is a critical factor in the valuation landscape. The high model confidence of this valuation, supported by data from 111 recent HDB resale transactions in the vicinity, illustrates a strong alignment between market sentiment and property valuation.
Bedok has consistently demonstrated resilience in the face of evolving market conditions, driven by its strategic location and comprehensive amenities. The above-market valuation reflects not only the desirability of the executive flat but also indicates a growing trend among buyers prioritizing long-term investment potential in HDB properties. As the market continues to evolve, the significant gap between this valuation and the baseline hints at an optimistic outlook for future appreciation, making this property an enticing opportunity for discerning investors seeking to capitalize on the vibrant Bedok real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.