An exceptional Freehold Detached Home in East thoughtfully designed for multi-generational living with expansive indoor and outdoor spaces. - Land: 5,068 sqft (470.9 sqm) - Built-up: 8,040 sqft (747 sqm) - Levels: 2 Storeys + Mezzanine + Lower Attic + Upper Attic - Rooms: 6 Bedrooms ( massive master bedroom) 2 Guest Rooms 1 study room 1 maid room - Private Swimming Pool | Roof Garden | Roof -Terrace - Sheltered Car Porch : park 4 cars ● Layout Highlights - 1st Storey Family area & family exercise area Utility & maid’s room Guest Room 1 Private swimming pool & patio Sheltered car porch - 2nd Storey Grand Living & Dining Hall Dry & Wet Kitchen Guest Room 2 Bedroom 1 Roof Garden - Mezzanine Bedrooms 2 & 3 Family Hall - Lower Attic Spacious Master Bedroom (Bedroom 4) - Upper Attic Bedrooms 5 & 6 Study Roof Terrace ● Reputable Schools Nearby Bedok South Secondary Temasek Primary & Secondary St Anthony’s Canossian Primary & Secondary Haig Girls’ School Bedok Green Primary ● Amenities Within Minutes East Village Simpang Bedok Changi General Hospital Siglap Community Centre A rare opportunity to own a substantial freehold detached home in District 16, offering space, privacy, and connectivity — perfect for large families who appreciate luxury and functionality. Bedok, Bedok Rise, Tanah Merah, Simei, East Coast, Bayshore, Siglap, Bedok Road, Tanamera, Kew Dr, Lucky Height, Sennett estate, District 15, District 16 ****************************** 位于东部的卓越永久产权独立洋房,专为多代同堂家庭精心打造,拥有宽敞的室内与户外空间布局。 土地面积:5,068 平方英尺(470.9 平方米) 建筑面积:8,040 平方英尺(747 平方米) 楼层:2 层 + 夹层 + 下阁楼 + 上阁楼 房间:6 间卧室 + 2 间客房 私人游泳池 | 空中花园 | 天台露台 有盖停车位 ● 户型亮点 一楼 家庭活动 & 健身区 佣人房 客房 1 私人泳池及庭院 有盖车棚 二楼 宽敞客厅与餐厅 干湿分离厨房 客房 2 卧室 1 空中花园 夹层 卧室 2 & 3 家庭起居厅 下阁楼 宽敞主人套房(卧室 4) 上阁楼 卧室 5 & 6 书房 天台露台 ● 邻近优质学校 ● 周边生活配套齐全 这是第 16 区罕见的大型永久产权独立洋房,兼具空间感、私密性与便利交通,非常适合追求品质生活与功能性的大家庭。
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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: L3009250K
Automated Valuation based on 112 HDB resale transactions (data.gov.sg)
Fair Value
S$5.68M
S$706 psf
Asking Price
S$11.88M
S$2,344 psf
vs Market
+109.3%
vs Last Done
+238.2%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
High
112 comps
Nearest MRT
Tanah Merah
243m away · +5% 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
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$706
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 -1.8% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▼S$693 -1.8% vs FV | 99yr from 1993 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▼S$627 -11.2% vs FV | 99yr from 1987 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▼S$613 -13.2% vs FV | 99yr from 1985 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -13.0% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -7.4% 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 -0.8% 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 -0.8% vs FV | 99yr from 1986 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▼S$642 -9.1% vs FV | 99yr from 1993 |
Dec 2025 | Blk 114 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,615sqft | S$1,100,000 | ▼S$681 -3.5% vs FV | 99yr from 1985 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -18.4% vs FV | 99yr from 1993 |
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
-1.8% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
-1.8% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
-11.2% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
-13.2% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-13.0% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-7.4% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
-0.8% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
-0.8% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-9.1% vs FV
Blk 114 BEDOK RESERVOIR RD
Dec 2025 · Floor 10 TO 12
-3.5% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-18.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Bedok, with a remaining lease of 90 years, has been estimated at an impressive $5,676,332, translating to a price per square foot (PSF) of $706. This valuation positions the property significantly above the market baseline, reflecting a remarkable 109.3% difference. Such a premium valuation underscores the strong demand for larger HDB units in well-established residential areas like Bedok, which is known for its accessibility, amenities, and community vibrancy.
The analysis is supported by a robust dataset derived from 112 recent HDB resale transactions within the vicinity, indicating a high model confidence level. This data not only validates the elevated pricing trend observed in the region but also highlights the resilience of the HDB market in the face of evolving economic conditions. As buyers increasingly seek spacious living environments with long remaining leases, properties like this executive flat in Bedok are likely to attract significant interest, further reinforcing the strength of the local real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.