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…


License: L3010738A
Automated Valuation based on 112 HDB resale transactions (data.gov.sg)
Fair Value
S$4.17M
S$706 psf
Asking Price
S$10.98M
S$3,656 psf
vs Market
+163.6%
vs Last Done
+427.6%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
112 comps
Nearest MRT
Bedok
279m 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 subject property, an Executive HDB located in the highly sought-after Bedok area, presents a compelling valuation of $4,165,468, translating to $706 PSF. With a remaining lease of 75 years, this property not only benefits from a substantial tenure but also reflects a robust appreciation in value, indicating a strong demand in the local housing market. The estimated value places this property significantly above the market baseline, showcasing a remarkable 163.6% difference. This signals an upward trend in property valuations, underpinned by both the attractive location and the enduring appeal of HDB living in Singapore.
The valuation is supported by a comprehensive analysis of 112 recent HDB resale transactions within the vicinity, which reinforces our confidence in this model. The high model confidence rating suggests that the property’s valuation is grounded in solid market data and trends, characterized by an increasing appetite for larger HDB units, particularly in well-established neighborhoods like Bedok. As the market continues to evolve, this Executive HDB stands out as a premium asset, poised for long-term capital appreciation and enduring desirability among prospective buyers.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.