28 New Upper Changi Road 460028, Bedok South, East Region, Singapore
$800
Blk 28 New Upper Changi Road *** Common Room *** Very High floor, windy and quiet *** Wi-fi & Aircon (portable) *** Near to Park *** MRT *** Shopping Mall *** Near the food center and Market *** Amenities *** Chinese Owner *** Prefer Single lady Tenant Exclusive Viewing Contact / Whatapps PETER TAN @ 9144XXXX _________________________________________________ Dear Ms/Mr/Mrs/Dr, I am Peter Tan, Senior Associate Marketing Director from PropNex. My team and I are well equipped with the latest update HDB/URA/MAS Guidelines and the Latest Property Market Trends. We are passionate about assisting our clients in MULTIPLYING their “Wealth” and “Assets”. If you are reading this page and love to make changes to your life, in terms of property right-sizing, relocation, change in port-folio, be it for your loved one, retirement, investment, etc., you are at the right page. My team and I will provide you with a customized plan catering to your “Needs” and “Wants”. Property owners & owners to be, we have a team of Strategic Sales Advisors, in assisting you to maximize your gain in this Property Market. Whether you are selling, buying, or renting, you will be well-taken care by our Strategic Advisory Team (with Proven Track Record). Property Planning is a “Big Thing” in your Life. Having the Right Team is Important. Engage us NOW and we assure you with a smooth and pleasant transaction. YOU ARE JUST ONE CALL AWAY IN MAKING THE BEST DECISION IN YOUR LIFE. - BUY/SELL/RENT - HDB/Private Property Right Sizing - HDB/Private Property Relocating - Buying your 1st Property (HDB/Private) - Renting Out your HDB/Private Property - Resale / New Launches - Investment / Managing your Properties - Commercial / Industrial - Offices / Shop / Warehouse - Freehold / Leasehold - Valuation Guide - TDSR / MSR / IPA / ABSD / SSD Guidelin
The following locations are within radius of this property, with distance shown in kilometers.
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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: L3008022J
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Estimated sale value based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$69,974
S$466 psf
Asking Price
S$800
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.0%
Tenure
49 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
500 comps
Nearest MRT
Bedok
545m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$653
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.700
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$466
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 131 BEDOK NTH AVE 3 Floor 16 TO 18 | 990sqft | S$588,000 | ▲S$594 +27.5% vs FV | 99yr from 1978 |
Mar 2026 | Blk 131 BEDOK NTH AVE 3 Floor 16 TO 18 | 990sqft | S$588,000 | ▲S$594 +27.5% vs FV | 99yr from 1978 |
Mar 2026 | Blk 93 BEDOK NTH AVE 4 Floor 01 TO 03 | 990sqft | S$517,888 | ▲S$523 +12.2% vs FV | 99yr from 1979 |
Mar 2026 | Blk 180 BEDOK NTH RD Floor 01 TO 03 | 990sqft | S$715,000 | ▲S$722 +54.9% vs FV | 99yr from 2006 |
Mar 2026 | Blk 185 BEDOK NTH RD Floor 01 TO 03 | 990sqft | S$708,000 | ▲S$715 +53.4% vs FV | 99yr from 2005 |
Mar 2026 | Blk 427 BEDOK NTH RD Floor 01 TO 03 | 990sqft | S$490,000 | ▲S$495 +6.2% vs FV | 99yr from 1979 |
Mar 2026 | Blk 82 BEDOK NTH RD Floor 10 TO 12 | 990sqft | S$560,000 | ▲S$565 +21.2% vs FV | 99yr from 1978 |
Mar 2026 | Blk 183 BEDOK NTH RD Floor 16 TO 18 | 915sqft | S$785,000 | ▲S$858 +84.1% vs FV | 99yr from 2005 |
Mar 2026 | Blk 127 BEDOK NTH ST 2 Floor 10 TO 12 | 893sqft | S$485,000 | ▲S$543 +16.5% vs FV | 99yr from 1978 |
Mar 2026 | Blk 187B BEDOK NTH ST 4 Floor 07 TO 09 | 1,001sqft | S$833,000 | ▲S$832 +78.5% vs FV | 99yr from 2018 |
Mar 2026 | Blk 187A BEDOK NTH ST 4 Floor 16 TO 18 | 1,001sqft | S$870,000 | ▲S$869 +86.5% vs FV | 99yr from 2018 |
Blk 131 BEDOK NTH AVE 3
Mar 2026 · Floor 16 TO 18
+27.5% vs FV
Blk 131 BEDOK NTH AVE 3
Mar 2026 · Floor 16 TO 18
+27.5% vs FV
Blk 93 BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
+12.2% vs FV
Blk 180 BEDOK NTH RD
Mar 2026 · Floor 01 TO 03
+54.9% vs FV
Blk 185 BEDOK NTH RD
Mar 2026 · Floor 01 TO 03
+53.4% vs FV
Blk 427 BEDOK NTH RD
Mar 2026 · Floor 01 TO 03
+6.2% vs FV
Blk 82 BEDOK NTH RD
Mar 2026 · Floor 10 TO 12
+21.2% vs FV
Blk 183 BEDOK NTH RD
Mar 2026 · Floor 16 TO 18
+84.1% vs FV
Blk 127 BEDOK NTH ST 2
Mar 2026 · Floor 10 TO 12
+16.5% vs FV
Blk 187B BEDOK NTH ST 4
Mar 2026 · Floor 07 TO 09
+78.5% vs FV
Blk 187A BEDOK NTH ST 4
Mar 2026 · Floor 16 TO 18
+86.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Bedok, with a remaining lease of 49 years, stands at an estimated value of $69,974, equating to $466 per square foot (PSF). This valuation is derived from a comprehensive analysis of recent market trends, specifically referencing 500 resale transactions in the vicinity, providing a robust empirical foundation. The confidence level in this model is classified as high, indicating a strong alignment with current market dynamics and pricing structures.
Notably, the market signal indicates a 0% difference from the baseline, suggesting that the property is aptly priced in relation to its immediate competition and prevailing market conditions. This equilibrium suggests a stable demand for HDB properties in the Bedok area, despite the diminishing lease term. As potential buyers remain cautious yet optimistic, the remaining lease of 49 years represents a crucial factor in their purchasing decision, reflecting both the long-term investment potential and the implications of lease decay on property value. Overall, this analysis underscores the resilience of the Bedok HDB market amidst broader economic fluctuations, showcasing its desirability as a residential choice.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.