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…
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Automated Valuation based on 62 HDB resale transactions (data.gov.sg)
Fair Value
S$3.63M
S$559 psf
Asking Price
S$7.20M
S$2,838 psf
vs Market
+98.2%
vs Last Done
+377.8%
Tenure
59 yrs
99-year Leasehold · Balance remaining
Confidence
High
62 comps
Nearest MRT
Tanah Merah
268m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
62 comparable transactions
S$631
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$559
Recent Comparable Transactions
10 shown · 62 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 137 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,539sqft | S$915,000 | ▲S$594 +6.3% vs FV | 99yr from 1987 |
May 2026 | Blk 137 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,539sqft | S$915,000 | ▲S$594 +6.3% vs FV | 99yr from 1987 |
May 2026 | Blk 145 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$938,000 | ▲S$609 +8.9% vs FV | 99yr from 1987 |
Apr 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,625sqft | S$1,088,888 | ▲S$670 +19.9% vs FV | 99yr from 1987 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▲S$627 +12.2% vs FV | 99yr from 1987 |
Mar 2026 | Blk 167 BEDOK STH AVE 3 Floor 04 TO 06 | 1,572sqft | S$1,035,000 | ▲S$659 +17.9% vs FV | 99yr from 1986 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▲S$613 +9.7% vs FV | 99yr from 1985 |
Jan 2026 | Blk 167 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +25.2% 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 +25.2% vs FV | 99yr from 1986 |
Dec 2025 | Blk 114 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,615sqft | S$1,100,000 | ▲S$681 +21.8% vs FV | 99yr from 1985 |
Dec 2025 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$970,000 | ▲S$601 +7.5% vs FV | 99yr from 1985 |
Blk 137 BEDOK RESERVOIR RD
May 2026 · Floor 01 TO 03
+6.3% vs FV
Blk 137 BEDOK RESERVOIR RD
May 2026 · Floor 01 TO 03
+6.3% vs FV
Blk 145 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+8.9% vs FV
Blk 137 BEDOK RESERVOIR RD
Apr 2026 · Floor 10 TO 12
+19.9% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
+12.2% vs FV
Blk 167 BEDOK STH AVE 3
Mar 2026 · Floor 04 TO 06
+17.9% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
+9.7% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+25.2% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+25.2% vs FV
Blk 114 BEDOK RESERVOIR RD
Dec 2025 · Floor 10 TO 12
+21.8% vs FV
Blk 115 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
+7.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Bedok, with a remaining lease of 59 years, stands at an estimated value of $3,632,660, equivalent to $559 PSF. This figure reflects a robust market signal, indicating a valuation that is 98.2% above the baseline, suggesting a strong demand for properties in this area despite the leasehold status. Such a significant premium over the market average illustrates the desirability of the Bedok location, driven by its strategic accessibility, community amenities, and evolving urban landscape.
The high model confidence, derived from an analysis of 62 recent HDB resale transactions in the vicinity, further reinforces the credibility of this valuation. The Bedok area is experiencing a positive shift in market dynamics, characterized by an influx of younger families and an increasing interest from investors seeking stable returns. As the property market continues to adapt to changing buyer preferences and economic conditions, the resilience shown by this HDB Executive unit reflects not only the intrinsic value of the asset but also the overarching trends shaping Singapore’s real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.