Bedok South Avenue 1, Frankel, East Region, Singapore
$10,980,000
PRESENTED BY DA VINCI LAND AWARD WINNING BEST BREAKTHROUGH DEVELOPER 2023 AWARD WINNING BEST BESPOKE LANDED INTERIOR DESIGN 202 FELICITÀ — THE JOY OF LIVING 1. Rare Freehold Semi-Detached Homes in District 15 Located in Opera Estate with full land ownership and strong long-term value. 2. Award-Winning Developer: Da Vinci Land Recipient of PropertyGuru’s Best Breakthrough Developer 2023 for innovative, high-quality builds. 3. Luxury Finishes & Designer Touches Travertine stone facade, Italian wardrobes & kitchen, Swiss appliances, ensuite bedrooms. 4. Smart & Sustainable Living Equipped with solar panels, EV charger, smart home tech, and a private glass lift. 5. Outdoor-Indoor Entertaining with Heated Pool Retractable pool deck opens into a double-volume dining area—ideal for hosting. • Limited-Time Opportunity: Receive Giorgio Collection furnishings for the living room, dining room & master bedroom — one of the only developer homes in Singapore offered with luxury-branded furniture included (valid till 31 Dec 2025). FELICITÀ — THE JOY OF LIVING PROPERTY HIGHLIGHTS • RETRACTABLE POOL DECK connecting to living and dining space — perfect for social events • DOUBLE-VOLUME DINING AREA — every gathering elevated in grandeur • HEATED RESISTANCE POOL & JACUZZI for indulgent relaxation • 3-STOREY GLASS HOME LIFT combining elegance with convenience • GOURMET DRY & WET KITCHENS fitted with luxury Swiss appliances • SOLAR PANELS, EV CHARGER & SMART-HOME SYSTEM for modern, eco-luxury living • CUSTOM DESIGN MASTER BEDROOM WARDROBE & INTERIOR SOLUTIONS • FREEHOLD — rare architectural gem in Opera Estate, District 15 ________________________________________ THE DA VINCI EXPERIENCE Providing luxury bespoke developments with tailored architectural and interior solutions that redefine modern living. ESTIMATED TOP: Q1 2026
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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…
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Automated Valuation based on 115 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$4.16M
S$705 psf
Asking Price
S$10.98M
S$3,656 psf
vs Market
+164.1%
vs Last Done
+432.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Bedok
279m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 comparable transactions
S$639
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$705
Recent Comparable Transactions
10 shown · 115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▼S$687 -2.6% vs FV | 99yr from 1993 |
May 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▼S$687 -2.6% vs FV | 99yr from 1993 |
May 2026 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▼S$635 -9.9% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -11.3% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▼S$693 -1.7% vs FV | 99yr from 1993 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -12.9% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -7.2% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▼S$642 -8.9% vs FV | 99yr from 1993 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -18.3% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,561sqft | S$965,000 | ▼S$618 -12.3% vs FV | 99yr from 1993 |
Dec 2025 | Blk 662 JLN DAMAI Floor 04 TO 06 | 1,561sqft | S$970,000 | ▼S$621 -11.9% vs FV | 99yr from 1996 |
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
-2.6% vs FV
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
-2.6% vs FV
Blk 640 BEDOK RESERVOIR RD
May 2026 · Floor 07 TO 09
-9.9% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-11.3% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
-1.7% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-12.9% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-7.2% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-8.9% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-18.3% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-12.3% vs FV
Blk 662 JLN DAMAI
Dec 2025 · Floor 04 TO 06
-11.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bedok, with a remaining lease of 75 years, is estimated at a premium of $4,156,824, translating to a significant $705 per square foot. This valuation places it markedly above the baseline market average by 164.1%, indicating a strong demand for properties in this desirable location. The high model confidence, derived from an analysis of 115 recent HDB resale transactions in the vicinity, underscores the reliability of this figure and suggests robust market dynamics at play.
Bedok, known for its vibrant community and accessibility, continues to attract buyers despite the fluctuations in the broader real estate landscape. The substantial premium associated with this HDB Executive unit reflects not only the remaining lease period but also the evolving preferences of homebuyers who are increasingly seeking spacious living arrangements within established neighborhoods. As market trends indicate a shift towards properties offering longevity in lease tenure and community amenities, this valuation serves as a clear signal of the unit's appealing position within the competitive HDB landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.