525 Bedok Reservoir Road 479279, Bedok Reservoir, East Region, Singapore
$3,650,000
[NEW LISTING FOR SALE] **SOLE AGENT** - Keys on Hand, selling vacant possession. This is a 4-Bedroom Penthouse - one of the best stack in Archipelago Be greeted by the lush greenery and full reservoir view. This is the first impression that sets the tone for the rest of the home as you step into your balcony. The Lower Level - Junior Master & Living Dining (Total 2 rooms) - walls of the common room was taken town, to create on expansive area for the living and dining area. Its well-thought-out layout balances functionality with aesthetics. - Bathed with a natural light, this home is bright and airy, with a layout that encourages a sense of openness. The Upper Level - Master Bedroom & Common room (Total 2 rooms) - The master bedroom is a private retreat, complete with a walk-in wardrobe and an attached bathroom. - The common bedroom, now set up as a guest bedroom, is bathed in natural light, making it a potential space for an inspiring workspace that can easily be transformed as a study. The standout feature of this home at the roof terrace area, a bright, inviting space over looking the lush greenery and reservoir. That makes a nice little private area where you can put out a couple of chairs, a table, a grill for your barbecue parties, etc, and perhaps some potted plants for those with green fingers? - Ziptrak and Zipscreen are approved for this development This property is a rare gem in a coveted neighborhood in the east. Feel free to contact us if you’d have any questions or if you’d like to view the apt! Shanny Lee @ hforhomes Senior Marketing Director ERA Realty Network Pte Ltd
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
172
Average Price
S1.6M
Total Value
S274.4M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 136 URA transactions · 1 outliers removed (IQR)
Fair Value
S$4.08M
S$1,547 psf
Asking Price
S$3.65M
S$1,384 psf
vs Market
-10.5%
vs Last Done
-15.0%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
136 comps
Nearest MRT
Bedok North
468m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
136 comparable transactions
S$1,440
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.702
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,547
Recent Comparable Transactions
10 shown · 136 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | BEDOK RESERVOIR ROAD Floor 01-05 | 1,184sqft | S$1,928,000 | ▲S$1,628 +5.2% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | BEDOK RESERVOIR ROAD Floor 01-05 | 1,184sqft | S$1,928,000 | ▲S$1,628 +5.2% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | BEDOK RESERVOIR ROAD Floor 01-05 | 527sqft | S$868,000 | ▲S$1,646 +6.4% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | BEDOK RESERVOIR ROAD Floor 01-05 | 1,539sqft | S$2,300,000 | ▼S$1,494 -3.4% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | BEDOK RESERVOIR ROAD Floor 01-05 | 1,184sqft | S$1,985,000 | ▲S$1,676 +8.3% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | BEDOK RESERVOIR ROAD Floor 01-05 | 1,647sqft | S$2,720,000 | ▲S$1,652 +6.8% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | BEDOK RESERVOIR ROAD Floor 01-05 | 1,561sqft | S$2,200,000 | ▼S$1,410 -8.9% vs FV | 99 yrs lease commencing from 2011 |
May 2025 | BEDOK RESERVOIR ROAD Floor 01-05 | 527sqft | S$880,000 | ▲S$1,668 +7.8% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | BEDOK RESERVOIR ROAD Floor 01-05 | 1,539sqft | S$2,400,000 | ▲S$1,559 +0.8% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | BEDOK RESERVOIR ROAD Floor 01-05 | 527sqft | S$880,000 | ▲S$1,668 +7.8% vs FV | 99 yrs lease commencing from 2011 |
Mar 2025 | BEDOK RESERVOIR ROAD Floor 01-05 | 840sqft | S$1,306,888 | ▲S$1,557 +0.6% vs FV | 99 yrs lease commencing from 2011 |
BEDOK RESERVOIR ROAD
Jul 2025 · Floor 01-05
+5.2% vs FV
BEDOK RESERVOIR ROAD
Jul 2025 · Floor 01-05
+5.2% vs FV
BEDOK RESERVOIR ROAD
Jul 2025 · Floor 01-05
+6.4% vs FV
BEDOK RESERVOIR ROAD
Jul 2025 · Floor 01-05
-3.4% vs FV
BEDOK RESERVOIR ROAD
Jun 2025 · Floor 01-05
+8.3% vs FV
BEDOK RESERVOIR ROAD
Jun 2025 · Floor 01-05
+6.8% vs FV
BEDOK RESERVOIR ROAD
Jun 2025 · Floor 01-05
-8.9% vs FV
BEDOK RESERVOIR ROAD
May 2025 · Floor 01-05
+7.8% vs FV
BEDOK RESERVOIR ROAD
Apr 2025 · Floor 01-05
+0.8% vs FV
BEDOK RESERVOIR ROAD
Apr 2025 · Floor 01-05
+7.8% vs FV
BEDOK RESERVOIR ROAD
Mar 2025 · Floor 01-05
+0.6% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.