Bedok Road, Bedok North, East Region, Singapore
$2,738,000
Exclusive unit for SALE Property details: Size: 2723sqft 3 storey with basement (Park up to 2 cars at ease) 5 bedrooms + Helper Room 4 bathroom + service bathroom L1: Living & Dining room, kitchen, Balcony L2: Master Bedroom ensuite, Junior Master Bedroom L3: 2 Bedroom, 1 open study area ( can be converted to another room), 1 bathroom Basement; Helper’s room, 1 service bathroom, laundry area/yard, private parking lots. Within 1 km: St. Anthony’s Canossian Primary School (≈ 0.78 km) Bedok South Secondary School (≈ 0.5 km) and Anglican High School (≈ 0.4 km) . Within 1–2 km: Bedok Green Primary School, Changkat Primary School, Fengshan Primary School, Red Swastika School, Temasek Primary School, Yu Neng Primary School Connectivity & Access: Tanah Merah MRT Station is just a short walk away—approximately 0.3 km (5–7 minutes walk) Well connected via major expressways—ECP and PIE—facilitating quick drives to Changi Airport (~10 min) and the Central Business District (~20 min) Nearby Amenities: Food Centres, Malls & More East Village Mall, Bedok Shopping Complex, Eastpoint Mall are conveniently nearby for retail and dining needs Popular hawker centres and food spots include Simpang Bedok, Bedok Food Centre, Fengshan 85 Market & Food Centre, along with eateries along Simei and Bedok Road Supermarkets within easy reach include Cold Storage (East Village), Giant at Bedok Market Place, and NTUC FairPrice at various locations Excellent community facilities nearby: Chai Chee and Bedok Community Centres, parks, playgrounds—complementing a lifestyle-oriented locale
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Total Transactions
1
Average Price
S340K
Total Value
S340K
Calculating fair value from URA transaction data…
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Automated Valuation based on 115 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$1.86M
S$684 psf
Asking Price
S$2.74M
S$1,006 psf
vs Market
+46.9%
vs Last Done
+46.4%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Tanah Merah
509m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 comparable transactions
S$639
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$684
Recent Comparable Transactions
10 shown · 115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +0.4% vs FV | 99yr from 1993 |
May 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +0.4% vs FV | 99yr from 1993 |
May 2026 | Blk 137 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,539sqft | S$915,000 | ▼S$594 -13.2% vs FV | 99yr from 1987 |
May 2026 | Blk 145 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$938,000 | ▼S$609 -11.0% vs FV | 99yr from 1987 |
May 2026 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▼S$635 -7.2% vs FV | 99yr from 1993 |
May 2026 | Blk 29A CHAI CHEE AVE Floor 07 TO 09 | 1,572sqft | S$1,088,000 | ▲S$692 +1.2% vs FV | 99yr from 1996 |
Apr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▼S$669 -2.2% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -8.6% vs FV | 99yr from 1993 |
Apr 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,625sqft | S$1,088,888 | ▼S$670 -2.0% vs FV | 99yr from 1987 |
Apr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +4.1% vs FV | 99yr from 1995 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -8.8% vs FV | 99yr from 1993 |
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+0.4% vs FV
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+0.4% vs FV
Blk 137 BEDOK RESERVOIR RD
May 2026 · Floor 01 TO 03
-13.2% vs FV
Blk 145 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
-11.0% vs FV
Blk 640 BEDOK RESERVOIR RD
May 2026 · Floor 07 TO 09
-7.2% vs FV
Blk 29A CHAI CHEE AVE
May 2026 · Floor 07 TO 09
+1.2% vs FV
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
-2.2% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-8.6% vs FV
Blk 137 BEDOK RESERVOIR RD
Apr 2026 · Floor 10 TO 12
-2.0% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+4.1% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-8.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive in Bedok, with a remaining lease of 75 years, presents a compelling case for potential buyers and investors alike. At an estimated value of $1,863,666, translating to approximately $684 per square foot (PSF), this property is currently positioned significantly above the market baseline, with a striking 46.9% difference. Such a premium valuation indicates strong demand for HDB properties in this region, driven by a combination of favorable demographics, robust infrastructure, and an attractive community setting.
Our assessment is bolstered by a high confidence level, derived from an analysis of 115 recent HDB resale transactions in the vicinity. This data underscores the resilience of the Bedok market, as it continues to attract buyers despite broader economic fluctuations. The enduring value of properties with longer remaining leases, such as this Executive flat, is particularly noteworthy, as they offer a sense of stability and security for homeowners. As the landscape of Singapore's real estate market evolves, this HDB Executive stands out as a premium investment opportunity in a highly sought-after neighborhood.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.