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 unit in Bedok, with a remaining lease of 75 years, stands at an estimated value of $3,529,490, translating to a remarkable $672 per square foot (PSF). This valuation indicates a significant premium over the baseline market rate, evidenced by a 112.5% difference which categorizes this property as above market. Such a valuation not only reflects the desirability of the Bedok area but also underscores the competitive landscape of HDB Executive units in Singapore.
Our analysis is bolstered by a high model confidence rating, derived from extensive data gathered from 114 recent HDB resale transactions within the vicinity. The enduring appeal of Bedok, coupled with the substantial remaining lease, positions this property as a lucrative investment opportunity. The dynamics of the local market suggest that properties with extended leases are increasingly sought after, highlighting the critical role of lease duration in influencing property values. As such, this HDB Executive unit serves as a prime example of how location, lease tenure, and market demand converge to shape premium real estate valuations in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.