Lucky Heights, Bedok South, East Region, Singapore
$8,200,000
Lucky Heights estate, District 16 Type: Brand new terrace houses with attic Status: Estimated TOP Q4 2026 Three brand new homes within the Lucky Heights enclave. Plot 1 – Corner Terrace Land Area: Approx. 2,603 sqft Built-Up Area: Approx. 5,663 sqft Layout: • 4 bedrooms, all ensuite • Entertainment area Features: • Private swimming pool • Home lift • North-facing orientation Plot 2 – Inter Terrace Land Area: Approx. 1,987 sqft Built-Up Area: Approx. 4,912 sqft Layout: • 4 bedrooms, all ensuite • Entertainment area Features: • Home lift • North-facing orientation Plot 3 – Corner Terrace Land Area: Approx. 2,652 sqft Built-Up Area: Approx. 5,711 sqft Layout: • 4 bedrooms, all ensuite • Entertainment area Features: • Private swimming pool • Home lift • North-facing orientation Location Highlights: • Within 1km to Temasek Primary School • Approximately 5 minutes walk to Bayshore MRT • Easy access to East Coast amenities and expressways LANDED7772 .COM — 7772 SURE SELL! Facebook: https://facebook .com/LDA7772 IG: https://instagram .com/lda7772 YouTube: https://youtube .com/@landed7772 TikTok: https://tiktok .com/@landed7772
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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…
Automated Valuation based on 112 HDB resale transactions (data.gov.sg)
Fair Value
S$3.84M
S$672 psf
Asking Price
S$8.20M
S$3,092 psf
vs Market
+113.5%
vs Last Done
+346.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
112 comps
Nearest MRT
Tanah Merah
1253m away
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
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$672
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 +3.1% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +3.1% vs FV | 99yr from 1993 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▼S$627 -6.7% vs FV | 99yr from 1987 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▼S$613 -8.8% vs FV | 99yr from 1985 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -8.6% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -2.7% 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 +4.2% 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 +4.2% vs FV | 99yr from 1986 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▼S$642 -4.5% vs FV | 99yr from 1993 |
Dec 2025 | Blk 114 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,615sqft | S$1,100,000 | ▲S$681 +1.3% vs FV | 99yr from 1985 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -14.3% vs FV | 99yr from 1993 |
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+3.1% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+3.1% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
-6.7% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
-8.8% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-8.6% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-2.7% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+4.2% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+4.2% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-4.5% vs FV
Blk 114 BEDOK RESERVOIR RD
Dec 2025 · Floor 10 TO 12
+1.3% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-14.3% vs FV
HELIOS AI Analysis
The valuation of this HDB Executive property in Bedok, with a remaining lease of 75 years, stands at an estimated value of $3,840,030, translating to approximately $672 PSF. This valuation surpasses the baseline market expectation by a significant 113.5%, indicating a robust demand for HDB properties in this sought-after locality. Such a premium valuation can be attributed to various factors, including the strategic location, proximity to essential amenities, and the overall appeal of the Bedok estate.
With a model confidence rating of High, the valuation is supported by a thorough analysis of 112 recent HDB resale transactions in the vicinity. This data-driven approach reveals that market dynamics in Bedok remain favorable, with buyers showing a strong willingness to invest in properties that offer both long-term leasehold security and lifestyle benefits. As the HDB market evolves, the significance of remaining lease duration becomes increasingly paramount, especially in a competitive landscape where buyers are discerning about their investment choices.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.