68 Bedok South Avenue 3 460068, Bedok South, East Region, Singapore
$850,000
A beautifully renovated 5-room HDB in Bedok that feels incredibly spacious and bright. Originally a 3-bedroom layout, the owner (an architect by profession) redesigned the home into a large 2-bedroom concept. By removing selected partition walls, the living and dining area now feels open, bright and spacious. Approximately $100,000 was spent on renovation, with thoughtful design details throughout the home. The unit is located in a point block with only 4 units per floor, offering better privacy and a quieter living environment. The block also features security gate access, which is rarely seen in HDB developments. More than1,300 sqft, this home prioritises space and comfort, something that is becoming increasingly rare in newer flats. Highlights • Architect-designed renovation (approximately $100k spent) • Originally 3 bedrooms, now converted to a spacious 2-bedroom layout • Large open living and dining area • Bright home with plenty of natural light • Stylish kitchen with full range of kitchen appliances • Soft-closing cabinets • Extra large Master bedroom with work area and dressing space • Bathroom with marble feature wall • Nice view overlooking playground and greenery • Point block with only 4 units per floor • Security gate access to the block Location • About 8 minutes walk to Bayshore MRT • Near upcoming Bedok South MRT • Within 1 km to Temasek Primary School • Near Temasek Secondary School and Bedok Green Primary School • Close to neighbourhood amenities, shops and food options Lease • 103-year lease from 1977 • Approximately 54 years remaining • Lease extension can be discussed
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
12
Average Price
S4.9M
Total Value
S59.2M
Calculating fair value from URA transaction data…

License: L3008022J
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$537,077
S$405 psf
Asking Price
S$850,000
S$642 psf
vs Market
+58.3%
vs Last Done
+13.2%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Tanah Merah
1002m away
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$567
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.714
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$405
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneNov 2024 | Blk 68 BEDOK STH AVE 3 Floor 13 TO 15 | 1,292sqft | S$733,000 | ▲S$567 +40.0% vs FV | 99yr from 1977 |
Nov 2024 | Blk 68 BEDOK STH AVE 3 Floor 13 TO 15 | 1,292sqft | S$733,000 | ▲S$567 +40.0% vs FV | 99yr from 1977 |
Blk 68 BEDOK STH AVE 3
Nov 2024 · Floor 13 TO 15
+40.0% vs FV
Blk 68 BEDOK STH AVE 3
Nov 2024 · Floor 13 TO 15
+40.0% vs FV
HELIOS AI Analysis
The valuation of the 5-room HDB in Bedok, with a remaining lease of 50 years, stands at an estimated value of $537,077, translating to a price per square foot (PSF) of $405. This valuation is notably positioned above the market baseline, reflecting a substantial 58.3% difference, suggesting a strong demand for such properties in the area. The elevated price point indicates that buyers may be willing to pay a premium for this unit, likely driven by factors such as desirable location, community amenities, and the overall livability of Bedok.
However, it is essential to note the model confidence associated with this valuation is classified as low, primarily due to the reliance on a limited dataset, comprising only one recent HDB resale transaction in the vicinity. This lack of robust data may lead to fluctuations in valuation as market conditions evolve. Investors and potential buyers should consider the implications of the remaining lease term, as properties with shorter leases typically face valuation challenges over time. Therefore, while the current market signal may suggest a lucrative opportunity, stakeholders are advised to proceed with caution and conduct further due diligence before making investment decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.