Bedok Avenue, Bedok South, East Region, Singapore
$7,000,000
*Unit Features* - Land: 3,000 sqft - Built: 5,250 sqft approx. - Tenure: Freehold - Facing: - 5 Ensuite + 1 helper's room, 5 bathrooms - Luxurious living and dining area - Dry & wet kitchen - Can park 2-3 cars - Swimming pool and home lift *Level Configuration* Level 1: Car Porch, Swimming Pool, Living & Dining space, Powder Room, Wet & Dry Kitchen, Ensuite Helper/Granny Room Level 2 & 3: 4 Ensuite Bedrooms, Master Bedroom, Balcony Attic: Open Roof Terrace, Alfresco Dining Table *Accessibility* - Upcoming Sungei Bedok MRT (466m) - Bedok South MRT (636m) *Primary Schools* - Temasek Pri (916m) - Bedok Green Pri (1.71km) *Secondary Schools* - Bedok South Sec (511m) - Temasek Sec (832m) *Groceries & Supermarts* - Cold Storage Eastwood (284m) *Malls & Hawker* - Changi City Point (1.81km) - Bedok Food Centre (282m) TOP soon, call now to view! Disclaimer: All land and built-up areas are based on approximate measurements and are subject to final survey. All photos posted are for illustrative purposes only and may differ from the actual unit during viewing due to daily changes.
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Total Transactions
27
Average Price
S5.5M
Total Value
S149.8M
Calculating fair value from URA transaction data…

License: L3002382K
Automated Valuation based on 113 HDB resale transactions (data.gov.sg)
Fair Value
S$3.64M
S$686 psf
Asking Price
S$7.00M
S$2,333 psf
vs Market
+92.5%
vs Last Done
+236.7%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
113 comps
Nearest MRT
Tanah Merah
987m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
113 comparable transactions
S$641
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$686
Recent Comparable Transactions
10 shown · 113 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +1.0% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +1.0% vs FV | 99yr from 1993 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▼S$627 -8.6% vs FV | 99yr from 1987 |
Mar 2026 | Blk 167 BEDOK STH AVE 3 Floor 04 TO 06 | 1,572sqft | S$1,035,000 | ▼S$659 -3.9% vs FV | 99yr from 1986 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▼S$613 -10.6% vs FV | 99yr from 1985 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -10.5% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -4.7% vs FV | 99yr from 1993 |
Jan 2026 | Blk 167 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +2.0% vs FV | 99yr from 1986 |
Jan 2026 | Blk 160 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +2.0% vs FV | 99yr from 1986 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▼S$642 -6.4% vs FV | 99yr from 1993 |
Dec 2025 | Blk 114 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,615sqft | S$1,100,000 | ▼S$681 -0.7% vs FV | 99yr from 1985 |
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+1.0% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+1.0% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
-8.6% vs FV
Blk 167 BEDOK STH AVE 3
Mar 2026 · Floor 04 TO 06
-3.9% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
-10.6% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-10.5% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-4.7% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+2.0% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+2.0% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-6.4% vs FV
Blk 114 BEDOK RESERVOIR RD
Dec 2025 · Floor 10 TO 12
-0.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Bedok reflects a significant market signal, positioning it at an estimated value of $3,635,866 or $686 PSF. This valuation exceeds the baseline by 92.5%, indicating a strong demand and desirability within this sought-after region. The remaining lease of 75 years adds a layer of security and value, making this property an attractive option for potential buyers who are looking for long-term investment in the vibrant Bedok area.
Our analysis draws from a comprehensive review of 113 recent HDB resale transactions in the vicinity, which underscores the high confidence level of this valuation model. The robust demand for HDB properties in Bedok can be attributed to its strategic location, excellent connectivity, and a well-established community infrastructure. As such, this property not only represents a premium opportunity for prospective buyers but also reflects the broader market dynamics that continue to support high-value transactions in Singapore's real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.