640 Bedok Reservoir Road 410640, Kaki Bukit, East Region, Singapore
$1,120,000
Enjoy a spacious home with a thoughtfully planned layout that maximizes comfort and functionality. Possible to convert the study room into another bedroom. Adequate number of windows allow plenty of natural light to fill the rooms, while good ventilation keeps the home fresh and airy. Perfect for those who appreciate bright and comfortable living spaces. Grab the advantage of effortless transport connectivity, everyday amenities, and a calm setting ideal for family. Nearby Schools: - Iman Kindergarten (Tenagaville) – 0.22 km - Hanis Montessori Kindergarten (Enterprise One) – 0.36 km - PCF Sparkletots Preschool @ Kembangan Chai Chee Blk 326 (KN) – 0.50 km - Maha Bodhi School – 0.56 km - Telok Kurau Primary School – 0.60 km - Manjusri Secondary School – 0.60 km MRT/LRT: - Kaki Bukit – 0.52 km - Ubi – 0.72 km Ready to view? Contact Gene Pok at 9-3-8-4-2-7-1-1 to secure an appointment today.
Loading map...
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: L3002382K
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 4 HDB resale transactions (data.gov.sg)
Fair Value
S$955,365
S$604 psf
Asking Price
S$1.12M
S$708 psf
vs Market
+17.2%
vs Last Done
+10.3%
Tenure
66 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Kaki Bukit
502m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$628
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.943
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$604
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▲S$642 +6.3% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▲S$642 +6.3% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,561sqft | S$965,000 | ▲S$618 +2.3% vs FV | 99yr from 1993 |
Sep 2025 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▲S$635 +5.1% vs FV | 99yr from 1993 |
Jul 2025 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$955,000 | ▲S$616 +2.0% vs FV | 99yr from 1993 |
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
+6.3% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
+6.3% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
+2.3% vs FV
Blk 640 BEDOK RESERVOIR RD
Sep 2025 · Floor 07 TO 09
+5.1% vs FV
Blk 640 BEDOK RESERVOIR RD
Jul 2025 · Floor 07 TO 09
+2.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bedok, with a remaining lease of 66 years and an estimated value of $955,365 ($604 PSF), positions this property in a unique segment of the market. Despite the current valuation reflecting a premium above the market baseline by 17.2%, the model confidence is classified as low, indicating potential volatility in the property's market perception. This discrepancy suggests that buyers may be exercising caution, influenced by broader economic factors or shifts in demand for HDB properties in the region.
Analyzing the recent transactions in the vicinity, which are based on four comparable HDB resale units, provides crucial context for this valuation. The executive unit's appeal may stem from its strategic location and the inherent benefits of a longer lease duration, although the low model confidence signals a need for careful consideration. Investors and homeowners alike should weigh the potential for future appreciation against the current market dynamics, ensuring a well-informed decision in this evolving landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.