Limau Garden, Bedok South, East Region, Singapore
$4,200,000













✅ 3-Storey Corner Terrace – Spacious & Rare! 7 Bedrooms + 5 Baths + Helper’s Room | Walk to Bedok South MRT This well-maintained 3-storey corner terrace offers generous living spaces perfect for multi-generation families. Nestled in a peaceful landed enclave, this home enjoys excellent convenience with MRT access, amenities, lifestyle spots, schools and parks all nearby. 🔹 Key Details: • Corner Terrace (3 Storeys) • 7 Bedrooms + 5 Bathrooms + Helper’s Room • Land Size: Approx. 4,413 sqft • Built-Up: Generous (Ideal for large families) • Built Year: 1994 • 99-Year Leasehold (Approx. 69 Years Remaining) ✨ Why You’ll Love This Home: ✔ Bright, well-ventilated corner unit with spacious frontage ✔ Functional layout – perfect for multi-generation living ✔ Large outdoor area for gardening, alfresco dining & family gatherings ✔ Wide living and dining spaces, ideal for hosting 📍 Superb Location & Lifestyle Convenience: • Short walk to Bedok South MRT (Thomson-East Coast Line) • Nearby: Siglap Community Centre – lifestyle classes, activities & community amenities • Close to eateries, supermarkets, cafés and essential amenities • Easy access to Bedok South Market, Bedok Town Centre, East Coast Park & lifestyle hotspots • Well-connected to major expressways for seamless commute Would you like me to now add: ✅ Nearby schools with 1km / 2km highlighting (e.g. Temasek Primary, Temasek Secondary, Bedok View Sec)
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Total Transactions
6
Average Price
S4.7M
Total Value
S28.1M
Calculating fair value from URA transaction data…
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Automated Valuation based on 109 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$1.60M
S$400 psf
Asking Price
S$4.20M
S$1,050 psf
vs Market
+162.5%
vs Last Done
+75.3%
Tenure
43 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
109 comps
Nearest MRT
Tanah Merah
638m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
109 comparable transactions
S$638
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.614
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$400
Recent Comparable Transactions
10 shown · 109 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 725 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,528sqft | S$915,000 | ▲S$599 +49.8% vs FV | 99yr from 1984 |
Sep 2025 | Blk 725 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,528sqft | S$915,000 | ▲S$599 +49.8% vs FV | 99yr from 1984 |
Sep 2025 | Blk 725 BEDOK RESERVOIR RD Floor 16 TO 18 | 1,528sqft | S$1,040,000 | ▲S$680 +70.0% vs FV | 99yr from 1984 |
Aug 2025 | Blk 719 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,593sqft | S$940,000 | ▲S$590 +47.5% vs FV | 99yr from 1984 |
Jul 2025 | Blk 719 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,593sqft | S$1,050,000 | ▲S$659 +64.8% vs FV | 99yr from 1984 |
Jul 2025 | Blk 721 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,658sqft | S$928,000 | ▲S$560 +40.0% vs FV | 99yr from 1984 |
Apr 2025 | Blk 716 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,582sqft | S$940,000 | ▲S$594 +48.5% vs FV | 99yr from 1984 |
Mar 2025 | Blk 725 BEDOK RESERVOIR RD Floor 16 TO 18 | 1,625sqft | S$1,000,888 | ▲S$616 +54.0% vs FV | 99yr from 1984 |
Mar 2025 | Blk 721 BEDOK RESERVOIR RD Floor 16 TO 18 | 1,593sqft | S$982,888 | ▲S$617 +54.3% vs FV | 99yr from 1984 |
Dec 2024 | Blk 719 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$900,000 | ▲S$585 +46.3% vs FV | 99yr from 1984 |
Oct 2024 | Blk 719 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,593sqft | S$920,000 | ▲S$578 +44.5% vs FV | 99yr from 1984 |
Blk 725 BEDOK RESERVOIR RD
Sep 2025 · Floor 04 TO 06
+49.8% vs FV
Blk 725 BEDOK RESERVOIR RD
Sep 2025 · Floor 04 TO 06
+49.8% vs FV
Blk 725 BEDOK RESERVOIR RD
Sep 2025 · Floor 16 TO 18
+70.0% vs FV
Blk 719 BEDOK RESERVOIR RD
Aug 2025 · Floor 04 TO 06
+47.5% vs FV
Blk 719 BEDOK RESERVOIR RD
Jul 2025 · Floor 07 TO 09
+64.8% vs FV
Blk 721 BEDOK RESERVOIR RD
Jul 2025 · Floor 04 TO 06
+40.0% vs FV
Blk 716 BEDOK RESERVOIR RD
Apr 2025 · Floor 04 TO 06
+48.5% vs FV
Blk 725 BEDOK RESERVOIR RD
Mar 2025 · Floor 16 TO 18
+54.0% vs FV
Blk 721 BEDOK RESERVOIR RD
Mar 2025 · Floor 16 TO 18
+54.3% vs FV
Blk 719 BEDOK RESERVOIR RD
Dec 2024 · Floor 10 TO 12
+46.3% vs FV
Blk 719 BEDOK RESERVOIR RD
Oct 2024 · Floor 04 TO 06
+44.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Bedok, with a remaining lease of 43 years, reflects a robust market position, estimated at $1,599,715, translating to a price per square foot (PSF) of $400. This valuation indicates a significant premium, as it stands at 162.5% above the baseline market value, suggesting a strong demand for this type of housing in the area. Such a valuation is indicative of the property’s desirability, bolstered by its strategic location within a well-established neighborhood that offers a blend of lifestyle amenities and connectivity.
The model confidence for this valuation is assessed as high, underpinned by a comprehensive analysis of 109 recent HDB resale transactions within the vicinity. This extensive dataset allows for a nuanced understanding of current market dynamics, further reinforcing the executive flat’s appeal amid a competitive landscape. As the remaining lease period extends to 43 years, potential buyers may find value in the longevity of tenure, which is a crucial consideration within the HDB market. The sustained interest in Bedok, coupled with the property’s advantageous characteristics, positions it favorably for both immediate and long-term investment potential.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.