Home Buy Landed Semi Detached 5RM D16 - Bedok / Upper East Coast5 Bed Semi-Detached House (Landed) for Sale in Eastern Grove

5 Bed Semi-Detached House (Landed) for Sale in Eastern Grove

Jalan Limau Manis, Bedok South, East Region, Singapore

$5,200,000

Check loan eligibility est. S$ 18,619 / mo

Added 2 months ago

Semi-Detached HouseFor sale

Beds: 5Baths: 3Area: 1722 sqft

Above Market· 368.5% above market

+1View all

Nearest MRT Station

Tanah Merah

East-West Line EW4

walk•

Property Details

Property IDmab7bYRdKAaTJvFfkAMqLz

PriceS$5,200,000

Property TypeSemi-Detached House

StatusFor sale

Beds5

Baths3

Built Area1722 sqft

PSF

S$1,508

Year Built1993

Furnished StatusUnknown

Description

Location

Jalan Limau Manis, Bedok South, East Region, Singapore

Loading map...

Mortgage Calculation

Price

Tenure (yrs)20 yrs

410203035

Loan (%)75 %

1020406075

Interest (%)4 %

0.1123456

Mortgage calculation on 4% interest rate

S$ 0

Loan Amount (75%)

Downpayment (25%)

S$ 0

/month

Principal

S$ 0

Interest

S$ 0

Total Transactions

Average Price

S4.0M

Total Value

S16.1M

Sales Timeline

Home Report · AVM Fair Value

Automated Valuation based on 48 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)

Fair Value

S$1.11M

S$645 psf

Asking Price

S$5.20M

S$1,508 psf

vs Market

+368.5%

Above Market

vs Last Done

+111.8%

Above Market

Tenure

66 yrs

99-year Leasehold · Balance remaining

Confidence

High

48 comps

High = 10+ comps

Medium = 5–9 comps

Low = <5 comps

Nearest MRT

Tanah Merah

374m away · +5% premium

URA PSF Trendline vs Listing Price

Hedonic Adjustment Breakdown

Base URA PSF

48 comparable transactions

S$651

Floor Premium

0.5% per floor vs median

+0.0%

Tenure Decay

Bala's curve (99yr leasehold)

×0.943

MRT Proximity

Within 500m / 1km

+5%

AI Condition Premium

HELIOS scan of listing description

Adjusted Fair Value PSF

S$645

Recent Comparable Transactions

10 shown · 48 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 +10.4% 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 +10.4% vs FV	99yr from 1995
Mar 2026	Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03	1,539sqft	S$961,000	▼S$624 -3.3% vs FV	99yr from 1993
Mar 2026	Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15	1,528sqft	S$1,060,000	▲S$693 +7.4% vs FV	99yr from 1993
Feb 2026	Blk 661 JLN DAMAI Floor 01 TO 03	1,561sqft	S$958,000	▼S$614 -4.8% vs FV	99yr from 1996
Jan 2026	Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15	1,528sqft	S$1,000,000	▲S$654 +1.4% vs FV	99yr from 1993
Dec 2025	Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06	1,539sqft	S$988,000	▼S$642 -0.5% vs FV	99yr from 1993
Dec 2025	Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03	1,528sqft	S$880,000	▼S$576 -10.7% vs FV	99yr from 1993
Dec 2025	Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06	1,561sqft	S$965,000	▼S$618 -4.2% vs FV	99yr from 1993
Dec 2025	Blk 10B BEDOK STH AVE 2 Floor 04 TO 06	1,561sqft	S$1,000,000	▼S$641 -0.6% vs FV	99yr from 1995
Dec 2025	Blk 662 JLN DAMAI Floor 04 TO 06	1,561sqft	S$970,000	▼S$621 -3.7% vs FV	99yr from 1996

Last Done

Blk 10B BEDOK STH AVE 2

Apr 2026 · Floor 07 TO 09

▲S$712 psf

+10.4% vs FV

1,518 sqftS$1,080,00099yr from 1995

Blk 10B BEDOK STH AVE 2

Apr 2026 · Floor 07 TO 09

▲S$712 psf

+10.4% vs FV

1,518 sqftS$1,080,00099yr from 1995

Blk 94C BEDOK NTH AVE 4

Mar 2026 · Floor 01 TO 03

▼S$624 psf

-3.3% vs FV

1,539 sqftS$961,00099yr from 1993

Blk 635 BEDOK RESERVOIR RD

Mar 2026 · Floor 13 TO 15

▲S$693 psf

+7.4% vs FV

1,528 sqftS$1,060,00099yr from 1993

Blk 661 JLN DAMAI

Feb 2026 · Floor 01 TO 03

▼S$614 psf

-4.8% vs FV

1,561 sqftS$958,00099yr from 1996

Blk 644 BEDOK RESERVOIR RD

Jan 2026 · Floor 13 TO 15

▲S$654 psf

+1.4% vs FV

1,528 sqftS$1,000,00099yr from 1993

Blk 640 BEDOK RESERVOIR RD

Dec 2025 · Floor 04 TO 06

▼S$642 psf

-0.5% vs FV

1,539 sqftS$988,00099yr from 1993

Blk 633 BEDOK RESERVOIR RD

Dec 2025 · Floor 01 TO 03

▼S$576 psf

-10.7% vs FV

1,528 sqftS$880,00099yr from 1993

Blk 640 BEDOK RESERVOIR RD

Dec 2025 · Floor 04 TO 06

▼S$618 psf

-4.2% vs FV

1,561 sqftS$965,00099yr from 1993

Blk 10B BEDOK STH AVE 2

Dec 2025 · Floor 04 TO 06

▼S$641 psf

-0.6% vs FV

1,561 sqftS$1,000,00099yr from 1995

Blk 662 JLN DAMAI

Dec 2025 · Floor 04 TO 06

▼S$621 psf

-3.7% vs FV

1,561 sqftS$970,00099yr from 1996

Below Fair Value

Above Fair Value

FV: S$645 psf

HELIOS AI Analysis

The current valuation of the HDB Executive property in Bedok, with a remaining lease of 66 years, stands at an estimated value of $1,109,830, translating to $645 PSF. This valuation is notably positioned above the market average, reflecting a substantial 368.5% difference from the baseline. Such a significant premium can be attributed to several dynamic factors influencing the real estate landscape in this sought-after locale.

The model confidence for this valuation is categorized as high, which is supported by a robust analysis of 48 recent HDB resale transactions in the vicinity. The Bedok area, known for its strategic location and accessibility, continues to attract buyers, particularly for executive HDB units that offer larger living spaces and amenities. The remaining lease of 66 years provides a balance between longevity and affordability, making it a compelling option for both investors and homeowners alike. As the demand for HDB properties in established neighborhoods remains strong, this valuation underscores the growing trend of buyers prioritizing quality and location over mere age of the property.

⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.

Calculating fair value from URA transaction data…

Han Yi Jie

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5 Bed Semi-Detached House (Landed) for Sale in Eastern Grove

IMAGES GALLERY

Nearest MRT Station

Property Details

Description

Location

Mortgage Calculation

Mortgage calculation on 4% interest rate

Sales Timeline

Home Report · AVM Fair Value

Han Yi Jie

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