Jalan Haji Salam, Bedok South, East Region, Singapore
$6,900,000
District 16! Detached size at Semi-D price The Property: - Freehold - Land size: 421.9 sqm / 4,541 sqft - 6 Bed 4 Bath + Study - Bright, breezy interiors – well-ventilated layout with natural light - Large living and dining areas – perfect for multi-gen families - Spacious kitchen – well-kept, functional - Oversized bedrooms – ample space for comfort and customisation - Plenty of room to expand upwards or outwards Amenities: - Walking distance to Sungei Bedok MRT (Downtown line / Thomson-East Coast line) [Ready in end 2026] - Major bus lines towards the island - plenty of childcare around the vicinity - Plenty of F&B choices and supermarkets Schools within 1km: - Temasek Primary School Call/WhatsApp Clara Low @ 8444 XXXX for a viewing. ** All land and built up areas are approximate measurements and subject to final survey and shall not form part of any offer or contract nor constitute any warranty by the salesperson and shall not be regarded as statements or representations of fact ***
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Total Transactions
4
Average Price
S4.0M
Total Value
S15.8M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 112 HDB resale transactions (data.gov.sg)
Fair Value
S$3.11M
S$686 psf
Asking Price
S$6.90M
S$1,519 psf
vs Market
+121.6%
vs Last Done
+119.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
112 comps
Nearest MRT
Tanah Merah
839m 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 HDB Executive unit located in Bedok demonstrates a compelling valuation of $3,114,398, translating to a premium of $686 PSF. This valuation is notably positioned above the market baseline, reflecting a substantial 121.6% difference. Such a significant deviation indicates strong demand dynamics in the Bedok area, supported by a robust market sentiment that is likely tied to the locality's amenities, connectivity, and overall desirability.
With a remaining lease of 75 years, this property offers a long-term investment potential that appeals to both owner-occupiers and investors alike. The high model confidence, derived from an analysis of 112 recent HDB resale transactions in the vicinity, underscores the credibility of this valuation. As the real estate landscape evolves, properties like this Executive HDB in Bedok are poised to attract discerning buyers who appreciate the balance of space, lease duration, and market positioning.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.