Cheap Cheap Cheap!!! New Exclusive Listing Super Good Buy! Huge Regular Plot Bungalow at only $7xx PSF! 3 storey Bungalow + Basement! Sitting on an Elevated Regular Squarish Land Plot. Owner Rebuilded years back. 1 and only design in the vicinity. Short walking Distance to MRT and 1 km to Temasek Primary and Amenities. Very rare Bungalow unit selling below $5mil able to park : 4-5 cars Layout and Configurations : Basement : 2 Huge Rooms - Office and Study area (can be easily converted into a Huge Entertainment space ) + Storage Room + Powder Room. 1st Level : Huge double volume Living and Dinning, Granny Room, Separated Helper room. 2nd Level : Master Bedroom + Study Room ( 2 Big rooms combine ) , 2 Bedrooms Jack & Jill Bathroom 3rd Level : Big Family Hall + 2 Huge Bedrooms ensuites + Guest rooms. call Alex Ng - 9694*4546 - your landed partner Champion Landed Transactors in 2022 1st runner Landed Transactors in 2023, 2024 & 2025! web : www Iamalex sg youtube : Iamalex Virtual available, please contact me for the detail. *Disclaimer - Information posted regarding this listing includes but not limited to photos, graphics, rendering and plans are for reference only and may be subject to change as per the request by the respective owners and/or relevant authorities and shall not constitute or construed as giving any commitment(s) or warranty (whether expressed or implied). To facilitate ease of communication, all areas stated are approximate measurements only and are subject to final survey. Hence, we are not responsible any inaccuracies.
Loading map...
Total Transactions
36
Average Price
S3.3M
Total Value
S119.6M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 112 HDB resale transactions (data.gov.sg)
Fair Value
S$5.49M
S$686 psf
Asking Price
S$4.88M
S$795 psf
vs Market
-11.1%
vs Last Done
+14.7%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
112 comps
Nearest MRT
Tanah Merah
945m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
112 comparable transactions
S$640
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 · 112 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 |
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 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -16.0% vs FV | 99yr from 1993 |
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 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
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-16.0% vs FV
HELIOS AI Analysis
The current valuation of the HDB Executive unit in Bedok, estimated at $5,486,718 (or $686 PSF), reflects a robust market position considering the remaining lease of 75 years. This valuation is positioned favorably against the baseline, indicating an 11.1% differential that suggests a good investment opportunity for discerning buyers. The model confidence is rated as high, underpinned by a thorough analysis of 112 recent HDB resale transactions within the vicinity, which lends credibility to the valuation metrics and market dynamics at play.
In the context of Bedok’s evolving real estate landscape, this HDB Executive unit not only benefits from a substantial remaining lease but also from the area's demographic and infrastructural developments. These factors are crucial in sustaining demand and market value in the long term. The positive market signal, coupled with the strong model confidence, positions this property as an attractive proposition for both owner-occupiers and investors looking to capitalize on the enduring appeal of HDB living in one of Singapore's vibrant residential districts.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.