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 4-room HDB unit in Bedok, with an estimated market value of $396,228 or $400 PSF, reflects a significant premium against the baseline, indicating a 38.8% above-market valuation. This discrepancy suggests that the property is positioned in a robust market segment, potentially influenced by factors such as location desirability, surrounding amenities, and demographic shifts in the area. With a remaining lease of 50 years, this HDB unit presents an intriguing case as we consider the implications of leasehold dynamics on property valuation.
However, the model confidence for this valuation is categorized as low, primarily due to the limited data pool from only two recent HDB resale transactions in the vicinity. This scarcity of comparable sales can introduce variability in valuation accuracy. Investors should approach this valuation with caution, weighing the potential benefits of a premium acquisition against the uncertainties posed by market fluctuations and lease duration concerns. In conclusion, while the property exhibits strong valuation signals, careful consideration of the broader market dynamics and lease implications is essential for informed decision-making.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.