Bedok Terrace, Bedok South, East Region, Singapore
$7,200,000
3 Storey Corner Terrace + Basement + Attic For Sale At Lucky Hills Lift To Each Floor Park 2 Big Cars Opposite Park Property Highlights: Level 1: Living & Dining Hall, Wet & Dry Kitchens, 1 Powder Room, 1 Helper Ensuite, Stair Leading to Basement Level 2: 2 Ensuite Bedrooms Level 3: Master Ensuite + 2 Ensuite Bedrooms (Identical to level 2 rooms), Master room has stairs leading to level 2 balcony Attic: 1 Big Open Space (Can convert to 1-2 rooms), 1 bathroom + 1 small store room PM Ten Fong @ 9 2 2 6 8 4 9 1 For An Exclusive Viewing Appointment Now! Disclaimer: The information provided in this advertisement is for general informational purposes only and does not constitute an offer, contract, or guarantee of any kind. All property details, including but not limited to prices, availability, specifications, and features, are subject to change without prior notice. Images, floor plans, and descriptions are for illustrative purposes only and may differ from the actual property. Buyers and tenants are encouraged to conduct their own due diligence and verify all information with the developer, seller, or relevant authorities before making any decisions. The advertiser assumes no liability for any inaccuracies, errors, or omissions in this listing. #D16 #CornerTerrace #InterTerrace #SemiD #Freehold #999Leasehold #Mrt #NearbyMrt #TanahMerahMrt #BedokSouthMrt #SungaiBedokMrt #LandedHouse #dreamhome #Rebuild #A&A #Reconstruction #UpperEastCoast #Bedok #BedokRoad #BedokRise #BedokTerrace #BedokLimauTerrace #BedokClose #BedokGarden #BedokAve #JlnLanggar #JlnLanggarBedok #JlnLimauKasturi #JlnLimauNipis #JlnLimauManis #JlnLimauPurut #JlnLimauBali #LimauRise #LimouGarden #LimouWalk #LimauGrove #LimauTerrace #KewDr #KewAve #KewCresent #KewCres #KewLane #KewHeights #KewTerrace #KewWalk #JlnHajiSalam #MinaretWalk #JlnKathi #BilalLane #JlnBilal
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Total Transactions
3
Average Price
S3.4M
Total Value
S10.1M
Calculating fair value from URA transaction data…


License: L3010738A
Automated Valuation based on 112 HDB resale transactions (data.gov.sg)
Fair Value
S$3.68M
S$567 psf
Asking Price
S$7.20M
S$2,838 psf
vs Market
+95.5%
vs Last Done
+309.5%
Tenure
59 yrs
99-year Leasehold · Balance remaining
Confidence
High
112 comps
Nearest MRT
Tanah Merah
268m 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)
×0.843
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$567
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 +22.2% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +22.2% vs FV | 99yr from 1993 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▲S$627 +10.6% vs FV | 99yr from 1987 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▲S$613 +8.1% vs FV | 99yr from 1985 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▲S$614 +8.3% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▲S$654 +15.3% 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 +23.5% 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 +23.5% vs FV | 99yr from 1986 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▲S$642 +13.2% vs FV | 99yr from 1993 |
Dec 2025 | Blk 114 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,615sqft | S$1,100,000 | ▲S$681 +20.1% vs FV | 99yr from 1985 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▲S$576 +1.6% vs FV | 99yr from 1993 |
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+22.2% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+22.2% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
+10.6% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
+8.1% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
+8.3% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
+15.3% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+23.5% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+23.5% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
+13.2% vs FV
Blk 114 BEDOK RESERVOIR RD
Dec 2025 · Floor 10 TO 12
+20.1% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
+1.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive in Bedok, with a remaining lease of 59 years, has been assessed at an estimated value of $3,683,747, translating to a price per square foot (PSF) of $567. This valuation positions the property significantly above the market baseline, reflecting a striking 95.5% difference. Such a premium valuation is indicative of strong demand in the Bedok area, suggesting that buyers are willing to invest at heightened levels for properties that offer both space and long-term potential in a well-connected location.
Our analysis is grounded in the recent performance of the local market, supported by data from 112 recent HDB resale transactions in the vicinity. The high model confidence in this valuation underscores the robust market dynamics at play, where the appeal of executive HDB units continues to attract buyers, despite the diminishing lease period. As the real estate landscape in Singapore evolves, properties like this not only serve as homes but also as valuable assets, making them a focal point for discerning investors looking to capitalize on the enduring demand in prime districts such as Bedok.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.