Jalan Limau Kasturi, Bedok South, East Region, Singapore
$5,680,000
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Total Transactions
5
Average Price
S3.4M
Total Value
S16.9M
Calculating fair value from URA transaction data…


License: L3009250K
Automated Valuation based on 112 HDB resale transactions (data.gov.sg)
Fair Value
S$1.94M
S$471 psf
Asking Price
S$5.68M
S$3,251 psf
vs Market
+193.1%
vs Last Done
+369.1%
Tenure
49 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
112 comps
Nearest MRT
Tanah Merah
285m 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)
×0.700
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$471
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 +47.1% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +47.1% vs FV | 99yr from 1993 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▲S$627 +33.1% vs FV | 99yr from 1987 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▲S$613 +30.1% vs FV | 99yr from 1985 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▲S$614 +30.4% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▲S$654 +38.9% 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 +48.6% 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 +48.6% vs FV | 99yr from 1986 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▲S$642 +36.3% vs FV | 99yr from 1993 |
Dec 2025 | Blk 114 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,615sqft | S$1,100,000 | ▲S$681 +44.6% vs FV | 99yr from 1985 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▲S$576 +22.3% vs FV | 99yr from 1993 |
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+47.1% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+47.1% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
+33.1% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
+30.1% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
+30.4% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
+38.9% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+48.6% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+48.6% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
+36.3% vs FV
Blk 114 BEDOK RESERVOIR RD
Dec 2025 · Floor 10 TO 12
+44.6% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
+22.3% vs FV
HELIOS AI Analysis
The HDB Executive property located in Bedok is currently valued at approximately $1,937,766, equating to $471 PSF. With a remaining lease of 49 years, this property is positioned in a dynamic segment of the market that demonstrates substantial resilience and potential for future appreciation. The estimated value reflects a significant premium, with a market signal indicating an impressive 193.1% difference from the baseline. This suggests that the property is highly sought after, driven by both intrinsic characteristics and external market conditions.
The strong market signal is reinforced by a robust analysis of 112 recent HDB resale transactions in the vicinity, showcasing a high degree of model confidence in this valuation. Factors contributing to this elevated valuation include the strategic location of Bedok, which benefits from excellent connectivity, amenities, and a growing community infrastructure. The enduring appeal of HDB Executive units, coupled with the limited availability of properties with similar remaining leases, further enhances the investment attractiveness of this asset. As such, this property not only exemplifies current market trends but also highlights the ongoing demand for quality housing in prime locations within Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.