116 Bedok Reservoir Road 470116, Kaki Bukit, East Region, Singapore
$399,000
New Exclusive Listing! 3-room in a central location! -2 bed 2 bath, 67sqm/721sqft -Next to corner unit -Superb location, less than 10mins walk to Kaki Bukit MRT station -Shophouses and amenities just one block away -Squarish layout, not odd shape -Bright and spacious living room -Huge kitchen area, separated from the living room -Minimum built-in, renovate to your own taste -HIP done with newly renovated toilets -Primary school within 1km: Maha Bodhi School, Telok Kurau Primary -Lease starts: 1 March 1986 (remaining lease 59 years) -Can sell to any ethnic group and citizenship For more details and to schedule a viewing, reach out to Lily Cheong at 8.8.2.3.9.3.5.2. Disclaimer: First 5 pictures are AI-enhanced for decluttering purposes and to help buyers to visualise the potential of the unit.
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: L3008899K
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Automated Valuation based on 4 HDB resale transactions (data.gov.sg)
Fair Value
S$371,956
S$516 psf
Asking Price
S$399,000
S$553 psf
vs Market
+7.3%
vs Last Done
-1.1%
Tenure
58 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Kaki Bukit
430m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$593
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$516
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 116 BEDOK NTH RD Floor 01 TO 03 | 786sqft | S$439,000 | ▲S$559 +8.3% vs FV | 99yr from 1978 |
Jan 2026 | Blk 116 BEDOK NTH RD Floor 01 TO 03 | 786sqft | S$439,000 | ▲S$559 +8.3% vs FV | 99yr from 1978 |
Oct 2025 | Blk 116 BEDOK NTH RD Floor 04 TO 06 | 786sqft | S$460,888 | ▲S$587 +13.8% vs FV | 99yr from 1978 |
Sep 2025 | Blk 116 BEDOK NTH RD Floor 07 TO 09 | 786sqft | S$483,888 | ▲S$616 +19.4% vs FV | 99yr from 1978 |
Jul 2025 | Blk 116 BEDOK NTH RD Floor 07 TO 09 | 786sqft | S$480,000 | ▲S$611 +18.4% vs FV | 99yr from 1978 |
Blk 116 BEDOK NTH RD
Jan 2026 · Floor 01 TO 03
+8.3% vs FV
Blk 116 BEDOK NTH RD
Jan 2026 · Floor 01 TO 03
+8.3% vs FV
Blk 116 BEDOK NTH RD
Oct 2025 · Floor 04 TO 06
+13.8% vs FV
Blk 116 BEDOK NTH RD
Sep 2025 · Floor 07 TO 09
+19.4% vs FV
Blk 116 BEDOK NTH RD
Jul 2025 · Floor 07 TO 09
+18.4% vs FV
HELIOS AI Analysis
In the current landscape of the Bedok HDB market, the valuation of this 3-room unit reflects a nuanced interplay of property dynamics and remaining lease considerations. With an estimated value of $371,956, translating to $516 per square foot, this property is positioned above the market baseline by 7.3%. This premium status indicates a robust demand, potentially driven by the area's enduring appeal and the unit's strategic location within a well-connected neighborhood.
However, it is essential to note that the remaining lease of 58 years introduces a layer of complexity to the valuation. As the lease term decreases, buyer sentiment often shifts, leading to a greater sensitivity to pricing in the resale market. The model confidence for this valuation is classified as low, underlining the variability observed in recent HDB transactions within the vicinity—only four comparable sales were analyzed. This limited dataset suggests that while there are positive signals in the market, caution is warranted for potential investors and homeowners considering this property, as fluctuations in demand could impact future valuations.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.