120 Bedok North Street 2 460120, Bedok North, East Region, Singapore
$638,000
















New Listing An incredible opportunity to own a spacious and affordable HDB apartment in the vibrant district of D16. Located at 120 Bedok North Street 2, this property is perfect for first-time homebuyers, young professionals, and families looking to settle in a well-connected area. This high-demand listing is currently active and available for sale at an attractive pricing offering exceptional value in today's market. This well-maintained 3-bedroom, 2-bathroom HDB apartment was constructed in 1977 and is designed to cater to modern living needs. The unit features a practical layout with ample space for comfortable living, making it ideal for growing families or individuals who appreciate extra room. Its strategic location ensures easy access to amenities, educational institutions, and public transportation, making daily commutes and errands convenient and hassle-free. Key Points 1. 2 bustop to 2 MRT station Green & Downtown line 2. 10 minutes walk to blk 85 & 58 wet market/ hawker. 3. 5 mins away from sheng siong / NTUC. 4. 3 coffee shop and 2 air con cafe at opposite blk 122 & 123 5. 5mins walk to bedok stadium/ fitness center 6. Posssible to convert to 4bdrm layout
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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 7 HDB resale transactions (data.gov.sg)
Fair Value
S$688,441
S$547 psf
Asking Price
S$638,000
S$507 psf
vs Market
-7.3%
vs Last Done
-1.7%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
7 comps
Nearest MRT
Bedok Reservoir
947m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
7 comparable transactions
S$511
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$547
Recent Comparable Transactions
7 shown · 7 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 120 BEDOK NTH ST 2 Floor 16 TO 18 | 1,259sqft | S$650,000 | ▼S$516 -5.7% vs FV | 99yr from 1978 |
Feb 2026 | Blk 120 BEDOK NTH ST 2 Floor 16 TO 18 | 1,259sqft | S$650,000 | ▼S$516 -5.7% vs FV | 99yr from 1978 |
Jan 2026 | Blk 120 BEDOK NTH ST 2 Floor 01 TO 03 | 1,259sqft | S$638,000 | ▼S$507 -7.3% vs FV | 99yr from 1978 |
Dec 2024 | Blk 120 BEDOK NTH ST 2 Floor 07 TO 09 | 1,259sqft | S$700,000 | ▲S$556 +1.6% vs FV | 99yr from 1978 |
Aug 2024 | Blk 120 BEDOK NTH ST 2 Floor 04 TO 06 | 1,259sqft | S$600,000 | ▼S$476 -13.0% vs FV | 99yr from 1978 |
Aug 2024 | Blk 120 BEDOK NTH ST 2 Floor 16 TO 18 | 1,259sqft | S$678,000 | ▼S$538 -1.6% vs FV | 99yr from 1978 |
Jul 2024 | Blk 120 BEDOK NTH ST 2 Floor 04 TO 06 | 1,259sqft | S$635,000 | ▼S$504 -7.9% vs FV | 99yr from 1978 |
Apr 2024 | Blk 120 BEDOK NTH ST 2 Floor 01 TO 03 | 1,259sqft | S$600,000 | ▼S$476 -13.0% vs FV | 99yr from 1978 |
Blk 120 BEDOK NTH ST 2
Feb 2026 · Floor 16 TO 18
-5.7% vs FV
Blk 120 BEDOK NTH ST 2
Feb 2026 · Floor 16 TO 18
-5.7% vs FV
Blk 120 BEDOK NTH ST 2
Jan 2026 · Floor 01 TO 03
-7.3% vs FV
Blk 120 BEDOK NTH ST 2
Dec 2024 · Floor 07 TO 09
+1.6% vs FV
Blk 120 BEDOK NTH ST 2
Aug 2024 · Floor 04 TO 06
-13.0% vs FV
Blk 120 BEDOK NTH ST 2
Aug 2024 · Floor 16 TO 18
-1.6% vs FV
Blk 120 BEDOK NTH ST 2
Jul 2024 · Floor 04 TO 06
-7.9% vs FV
Blk 120 BEDOK NTH ST 2
Apr 2024 · Floor 01 TO 03
-13.0% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Bedok, with an estimated value of $688,441, reflects a strategic entry point in a market characterized by a remaining lease of 75 years. Priced at $547 PSF, this property stands as a compelling opportunity, particularly given the current market signal indicating a good deal, with a notable 7.3% deviation from the baseline valuation. Such a margin not only highlights the potential for appreciation but also suggests that the unit is competitively priced in a market where demand remains resilient.
However, it is important to note that the model confidence for this valuation is categorized as low, indicative of potential variability in market conditions that could influence future pricing trends. The analysis is drawn from a limited dataset of seven recent HDB resale transactions in the vicinity, which may not fully encapsulate the broader market dynamics at play. As such, prospective buyers and investors should consider both the current appeal of this property and the nuances of the HDB lease framework, which is critical in a landscape where long-term value retention remains paramount.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.