635 Bedok Reservoir Road 410635, Kaki Bukit, East Region, Singapore
$1,068,000





















HIGH FLOOR | 1KM TO TOP SCHOOLS | 4BR EXECUTIVE | QUIET & SPACIOUS KEY HIGHLIGHTS: - Within 1KM to Maha Bodhi School & Telok Kurau Primary School (Priority admission) - High Floor offering bright, breezy living with great privacy - Squarish Layout with no odd corners – maximize your space efficiently - Only 4 units per floor – ensuring a quiet and exclusive living environment - Walking distance to Ubi & Kaki Bukit MRT (DTL) & short bus ride to Eunos MRT (EWL) - 14-min drive to Changi Airport/Jewel - Genuine Seller – serious and motivated for a smooth transaction Discover your dream family home! This exceptionally spacious and well-maintained Executive Apartment at Bedok Reservoir Road is a rare find. Positioned on a high floor, it is flooded with natural light and enjoys excellent airflow. Step into a generous 4-bedroom, 2-bathroom layout designed for modern living. The practical squarish floor plan features large living and dining areas, perfect for family gatherings and entertaining; a timeless design that's both functional and inviting. The location is unbeatable for families. Situated within the coveted 1km zone of renowned schools, it offers a significant advantage for your children's education. Enjoy the peace of a quiet estate while being moments away from dining, shopping, and recreational options at Bedok Reservoir. This is a genuine opportunity to secure a peaceful, private, and highly functional home in a sought-after District 16 location. Why you'll love living here: - For Families: Top schools, spacious layout, safe and quiet environment. - For Professionals: Excellent connectivity, remote work-friendly space, quick access to PIE/ECP/Bartley Rd East. - For Investors: High rental demand due to proximity to MRT, schools, and amenities. Don't let this opportunity pass by. Viewings are ongoing. Contact me now to arrange a private viewing before it's gone!
The following locations are within radius of this property, with distance shown in kilometers.
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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 2 HDB resale transactions (data.gov.sg)
Fair Value
S$959,872
S$628 psf
Asking Price
S$1.07M
S$699 psf
vs Market
+11.3%
vs Last Done
+0.9%
Tenure
66 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Kaki Bukit
618m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$653
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.943
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$628
Recent Comparable Transactions
2 shown · 2 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 +10.4% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +10.4% vs FV | 99yr from 1993 |
Jul 2024 | Blk 635 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,550sqft | S$950,000 | ▼S$613 -2.4% vs FV | 99yr from 1993 |
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+10.4% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+10.4% vs FV
Blk 635 BEDOK RESERVOIR RD
Jul 2024 · Floor 01 TO 03
-2.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bedok, currently estimated at $959,872 (or $628 PSF), presents an intriguing case within the broader context of Singapore's HDB market. With a remaining lease of 66 years, this property is positioned in a competitive segment of the market. The valuation stands at an impressive 11.3% above the baseline, indicating a strong demand relative to comparable properties in the vicinity, despite the relatively low model confidence stemming from only two recent HDB resale transactions in the area.
Such a significant premium suggests that prospective buyers may be drawn to the unique attributes of this Executive flat, including its spacious layout and desirable location in Bedok, a well-established residential precinct. However, the low model confidence highlights the inherent risks in relying on a limited data set for valuation accuracy. Buyers should consider the implications of the remaining lease length, which can influence long-term investment value, particularly in a market where leasehold properties are subject to varying demand based on their remaining tenure. Overall, while the current valuation reflects a favorable market sentiment, potential investors are advised to conduct thorough due diligence to navigate the complexities of HDB lease dynamics and market fluctuations.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.