63 New Upper Changi Road 461063, Bedok South, East Region, Singapore
$550,000
New Exclusive Listing Blk 63 New Upper Changi Road - for SALE! - 990 sqft - 4-room near Bedok - Pure Selling - Easily accessible and just a short walk to MRT! Surrounded by plenty of eateries, shops, and a wet market for daily convenience - Tastefully renovated to 2 bedrooms - 990 sqft of usable space — larger than many 4-room units today, with a regular, efficient layout - Excellent wind flow — Thru living room and kitchen, keeping the home bright and breezy - High-floor unit with nice unit number ,easy access — ideal for families with kids, seniors, or daily convenience - 1 lift serving only 2 units — quieter floor with added privacy - Amenities right downstairs — The Marketplace @ 58 (wet market & food centre), NTUC, coffeeshops, medical clinic all within minutes - Childcare centre located at the ground floor — ideal for families with young children - Between Bedok & Tanah Merah MRTs — Bedok MRT is connected to Bedok Mall, Bedok Central & the bus interchange, while Tanah Merah MRT is just a few bus stops away or a comfortable 15-minute walk - Within 1km of Fengshan, Bedok Green & Temasek Primary Schools - Need extension — 2 month Priced to sell S$550,000 Don’t miss this opportunity! Call for viewing today 9628XXXX
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$396,228
S$400 psf
Asking Price
S$550,000
S$556 psf
vs Market
+38.8%
vs Last Done
+2.4%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Tanah Merah
822m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$549
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.714
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$400
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 63 NEW UPP CHANGI RD Floor 10 TO 12 | 990sqft | S$538,000 | ▲S$543 +35.8% vs FV | 99yr from 1978 |
Apr 2026 | Blk 63 NEW UPP CHANGI RD Floor 10 TO 12 | 990sqft | S$538,000 | ▲S$543 +35.8% vs FV | 99yr from 1978 |
Feb 2026 | Blk 63 NEW UPP CHANGI RD Floor 07 TO 09 | 990sqft | S$550,000 | ▲S$555 +38.8% vs FV | 99yr from 1978 |
Blk 63 NEW UPP CHANGI RD
Apr 2026 · Floor 10 TO 12
+35.8% vs FV
Blk 63 NEW UPP CHANGI RD
Apr 2026 · Floor 10 TO 12
+35.8% vs FV
Blk 63 NEW UPP CHANGI RD
Feb 2026 · Floor 07 TO 09
+38.8% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room property in Bedok, with a remaining lease of 50 years, stands at an estimated value of $396,228, translating to a price per square foot (PSF) of $400. This valuation is significantly above the market baseline, reflecting a 38.8% premium. Such a discrepancy indicates heightened demand and interest in the Bedok area, potentially fueled by its strategic location and proximity to key amenities. However, it is essential to note that the model confidence in this valuation is low, which suggests a degree of uncertainty in the accuracy of the estimated value.
Recent resale transactions in the vicinity, although limited to just two, provide context to this valuation. The disparity between the estimated value and the market baseline may point to unique characteristics of the property or the desirability of the specific location within Bedok. Nevertheless, prospective buyers should approach this valuation with caution, considering the implications of the remaining lease period and its impact on future resale potential. The interplay of local market dynamics, coupled with the specific attributes of this HDB unit, will ultimately dictate its long-term viability and appreciation in value.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.