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
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$471,585
S$476 psf
Asking Price
S$550,000
S$556 psf
vs Market
+16.6%
vs Last Done
+0.2%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Tanah Merah
822m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$654
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$476
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 63 NEW UPP CHANGI RD Floor 07 TO 09 | 990sqft | S$550,000 | ▲S$555 +16.6% vs FV | 99yr from 1978 |
Feb 2026 | Blk 63 NEW UPP CHANGI RD Floor 07 TO 09 | 990sqft | S$550,000 | ▲S$555 +16.6% vs FV | 99yr from 1978 |
Feb 2025 | Blk 631 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,044sqft | S$570,000 | ▲S$546 +14.7% vs FV | 99yr from 1982 |
Mar 2026 | Blk 131 BEDOK NTH AVE 3 Floor 16 TO 18 | 990sqft | S$588,000 | ▲S$594 +24.8% vs FV | 99yr from 1978 |
Mar 2026 | Blk 180 BEDOK NTH RD Floor 01 TO 03 | 990sqft | S$715,000 | ▲S$722 +51.7% vs FV | 99yr from 2006 |
Mar 2026 | Blk 185 BEDOK NTH RD Floor 01 TO 03 | 990sqft | S$708,000 | ▲S$715 +50.2% vs FV | 99yr from 2005 |
Mar 2026 | Blk 766 BEDOK RESERVOIR VIEW Floor 01 TO 03 | 1,130sqft | S$681,000 | ▲S$603 +26.7% vs FV | 99yr from 2000 |
Feb 2026 | Blk 219C BEDOK CTRL Floor 13 TO 15 | 936sqft | S$940,000 | ▲S$1,004 +110.9% vs FV | 99yr from 2010 |
Feb 2026 | Blk 220C BEDOK CTRL Floor 13 TO 15 | 1,012sqft | S$985,000 | ▲S$973 +104.4% vs FV | 99yr from 2010 |
Feb 2026 | Blk 518 BEDOK NTH AVE 2 Floor 01 TO 03 | 990sqft | S$505,000 | ▲S$510 +7.1% vs FV | 99yr from 1979 |
Feb 2026 | Blk 508 BEDOK NTH AVE 3 Floor 07 TO 09 | 990sqft | S$525,000 | ▲S$530 +11.3% vs FV | 99yr from 1978 |
Blk 63 NEW UPP CHANGI RD
Feb 2026 · Floor 07 TO 09
+16.6% vs FV
Blk 63 NEW UPP CHANGI RD
Feb 2026 · Floor 07 TO 09
+16.6% vs FV
Blk 631 BEDOK RESERVOIR RD
Feb 2025 · Floor 01 TO 03
+14.7% vs FV
Blk 131 BEDOK NTH AVE 3
Mar 2026 · Floor 16 TO 18
+24.8% vs FV
Blk 180 BEDOK NTH RD
Mar 2026 · Floor 01 TO 03
+51.7% vs FV
Blk 185 BEDOK NTH RD
Mar 2026 · Floor 01 TO 03
+50.2% vs FV
Blk 766 BEDOK RESERVOIR VIEW
Mar 2026 · Floor 01 TO 03
+26.7% vs FV
Blk 219C BEDOK CTRL
Feb 2026 · Floor 13 TO 15
+110.9% vs FV
Blk 220C BEDOK CTRL
Feb 2026 · Floor 13 TO 15
+104.4% vs FV
Blk 518 BEDOK NTH AVE 2
Feb 2026 · Floor 01 TO 03
+7.1% vs FV
Blk 508 BEDOK NTH AVE 3
Feb 2026 · Floor 07 TO 09
+11.3% vs FV
HELIOS AI Analysis
<p>The valuation of the 4-room HDB unit in Bedok, currently estimated at $471,585 or $476 per square foot, presents a compelling opportunity within the regional real estate landscape. With a remaining lease of 50 years, this property sits in a crucial transitional phase, balancing the implications of leasehold tenures with the robust demand for HDBs in established estates like Bedok. The estimated value reflects a market signal that is 16.6% above the baseline, indicating a premium positioning that suggests heightened buyer interest despite the lease duration.</p> <p>Our analysis, grounded in data from 500 recent HDB resale transactions in the vicinity, demonstrates a high model confidence in this valuation. The elevated price point can be attributed to various market dynamics, including the ongoing urban development initiatives in the East and the enduring appeal of Bedok as a family-oriented neighborhood with access to essential amenities and transport links. As the market continues to evolve, the interplay between remaining lease, demand, and location will be pivotal in shaping future valuations in this vibrant district.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.