Bedok Avenue, Bedok South, East Region, Singapore
$7,500,000
Located at Bedok Avenue, this stunning semi-detached home by Landed Elite offers an exceptional blend of modern design and functional living. Set on a generous land size of approximately 3,000 sqft with an expansive built-up area of about 5,249 sqft, the property is thoughtfully crafted across multiple levels to maximise space, comfort, and natural light . The home embraces a unique design concept that combines lush greenery with privacy, allowing residents to enjoy serene views from within while benefiting from shaded interiors through its architectural vertical fins. A standout feature is the impressive high ceiling in the living area, reaching up to about 6.1m, creating a grand sense of openness, complemented by well-proportioned spaces and a huge rooftop terrace ideal for relaxation or entertaining . Strategically located, the property enjoys excellent connectivity to major expressways such as the CTE and PIE, with easy access to Changi Airport. It is also well-served by nearby MRT stations including Sungei Bedok and Tanah Merah, along with multiple bus routes, ensuring seamless commuting. The surrounding neighbourhood is rich in amenities, with reputable schools like Temasek Primary, Bedok Green Primary and CHIJ Primary nearby, alongside dining options, supermarkets, parks such as East Coast Park, and medical facilities including Changi General Hospital . Combining contemporary architecture, spacious living, and strong connectivity in a well-established Bedok enclave, this home presents an ideal opportunity for families seeking a premium landed lifestyle in the East. Call Harry Yap +65 9452 XXXX www.landedelite.com
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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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Automated Valuation based on 114 HDB resale transactions (data.gov.sg)
Fair Value
S$3.53M
S$672 psf
Asking Price
S$7.50M
S$2,500 psf
vs Market
+112.5%
vs Last Done
+260.8%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
114 comps
Nearest MRT
Tanah Merah
1007m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
114 comparable transactions
S$640
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$672
Recent Comparable Transactions
10 shown · 114 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 +3.1% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +3.1% vs FV | 99yr from 1993 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -8.6% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -2.7% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▼S$642 -4.5% vs FV | 99yr from 1993 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -14.3% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,561sqft | S$965,000 | ▼S$618 -8.0% vs FV | 99yr from 1993 |
Dec 2025 | Blk 662 JLN DAMAI Floor 04 TO 06 | 1,561sqft | S$970,000 | ▼S$621 -7.6% vs FV | 99yr from 1996 |
Dec 2025 | Blk 663 JLN DAMAI Floor 01 TO 03 | 1,528sqft | S$930,000 | ▼S$608 -9.5% vs FV | 99yr from 1996 |
Sep 2025 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▼S$635 -5.5% vs FV | 99yr from 1993 |
Sep 2025 | Blk 664 JLN DAMAI Floor 07 TO 09 | 1,539sqft | S$1,085,000 | ▲S$705 +4.9% vs FV | 99yr from 1996 |
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+3.1% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+3.1% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-8.6% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-2.7% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-4.5% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-14.3% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-8.0% vs FV
Blk 662 JLN DAMAI
Dec 2025 · Floor 04 TO 06
-7.6% vs FV
Blk 663 JLN DAMAI
Dec 2025 · Floor 01 TO 03
-9.5% vs FV
Blk 640 BEDOK RESERVOIR RD
Sep 2025 · Floor 07 TO 09
-5.5% vs FV
Blk 664 JLN DAMAI
Sep 2025 · Floor 07 TO 09
+4.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive flat in Bedok, with a remaining lease of 75 years, reflects a robust market sentiment and significant demand in the vicinity. Estimated at $3,529,490, translating to $672 per square foot, this property is positioned above the market average by 112.5%. This premium valuation underscores the strong buyer interest and competitive dynamics currently shaping the HDB resale market in Bedok, a region known for its strategic location and community amenities.
Our analysis, grounded in a comprehensive review of 114 recent HDB resale transactions in the area, indicates a high level of confidence in this valuation model. The enduring appeal of Bedok, coupled with the diminishing availability of HDB flats with extended leases, contributes to the upward pressure on prices. As potential homeowners and investors continue to seek properties in well-established neighborhoods, this Executive flat stands as a compelling opportunity, characterized by its prime location and favorable lease duration.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.