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 in Bedok, with a remaining lease of 43 years, stands at an estimated value of $1,599,715, translating to a price per square foot of $400. This valuation positions the property significantly above the market baseline, reflecting a remarkable 162.5% difference. Such a premium valuation indicates robust demand dynamics in the Bedok area, driven by its strategic location and the growing desirability of executive HDB flats.
Our analysis is underpinned by a high confidence level, derived from a comprehensive review of 109 recent HDB resale transactions in the vicinity. The sustained interest in the Bedok area can be attributed to several factors, including excellent access to public transportation, proximity to educational institutions, and a vibrant community atmosphere. As the market evolves, properties like this executive HDB are likely to attract discerning buyers seeking long-term value in a well-established estate.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.