Tanah Merah Kechil Avenue, Bedok North, East Region, Singapore
$3,180,000
D05 - Queenstown
Commonwealth MRT
Medium (358 units)
358 units
1 Block, 23 Floors
Qingjian Realty & China Communications Construction Co (Forsea Holdings)
Bloomsbury Residences a magnificent 355 units in the affluent District 5 Supremely connected the condominium is mere steps away for the One-North MRT station and within minutes walking distance to CBD and Orchard Road. Enjoy world class facilities such as a 50m lap pool, fully equipped gym surrounded by lush landscaping over 10,632.1 sqm | 114,443.922 sqft.
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Total Transactions
45
Average Price
S2.2M
Total Value
S99.1M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 109 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$1.92M
S$704 psf
Asking Price
S$3.18M
S$1,168 psf
vs Market
+66.0%
vs Last Done
+87.2%
Tenure
74 yrs
99-year Leasehold · Balance remaining
Confidence
High
109 comps
Nearest MRT
Tanah Merah
356m away · +5% 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)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$704
Recent Comparable Transactions
10 shown · 109 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -11.4% vs FV | 99yr from 1993 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -11.4% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▼S$693 -1.6% vs FV | 99yr from 1993 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▼S$627 -10.9% vs FV | 99yr from 1987 |
Mar 2026 | Blk 167 BEDOK STH AVE 3 Floor 04 TO 06 | 1,572sqft | S$1,035,000 | ▼S$659 -6.4% vs FV | 99yr from 1986 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▼S$613 -12.9% vs FV | 99yr from 1985 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -12.8% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -7.1% vs FV | 99yr from 1993 |
Jan 2026 | Blk 167 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▼S$700 -0.6% vs FV | 99yr from 1986 |
Jan 2026 | Blk 160 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▼S$700 -0.6% vs FV | 99yr from 1986 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▼S$642 -8.8% vs FV | 99yr from 1993 |
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-11.4% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-11.4% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
-1.6% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
-10.9% vs FV
Blk 167 BEDOK STH AVE 3
Mar 2026 · Floor 04 TO 06
-6.4% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
-12.9% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-12.8% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-7.1% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
-0.6% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
-0.6% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-8.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bedok, with an estimated value of $1,915,485, underscores a significant premium in the current property landscape. Priced at $704 PSF, this valuation reflects a robust demand in the area, evidenced by its positioning above the market baseline by 66%. The strong market signal indicates that buyers are willing to pay a premium for properties with desirable characteristics, such as the remaining lease of 74 years, which is perceived favorably in the context of Singapore's long-term housing strategies.
Market dynamics in Bedok suggest a growing interest in HDB properties, particularly those that offer spacious layouts and strategic locations. The analysis is supported by a comprehensive review of 109 recent HDB resale transactions in the vicinity, providing a solid foundation for the high model confidence rating. This valuation not only highlights the resilience of the HDB market in Bedok but also reflects broader trends where buyers prioritize quality living environments, making this Executive apartment a compelling investment opportunity for discerning homeowners and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.