Bedok Avenue, Bedok South, East Region, Singapore
$12,800 /month
Spacious Luxury Living in a Serene East-Side Enclave Experience the perfect blend of space, privacy, and convenience in this beautifully designed detached home located along the highly sought-after Bedok Avenue. Ideal for families who appreciate generous living spaces and quality finishes. Property Highlights 5 Spacious Bedrooms + Helper’s Room 3 Storeys with Private Lift Access (Level 1 to 3) All Bedrooms Generously Sized with Ensuite Bathrooms Master & Junior Master with Walk-in Wardrobes Private Lap Pool & Large Car Porch (Fits 2 Cars) Thoughtfully Designed Layout Entrance Level Welcoming entrance with a wide car porch Private lap pool – perfect for relaxation or entertaining Level 1 Expansive living and dining areas Modern dry kitchen Helper’s room (ensuite) Additional common bathroom Store room + under-stair storage Level 2 Luxurious master bedroom with walk-in wardrobe & ensuite Spacious junior master bedroom (ensuite + walk-in wardrobe) Connected study/kids’ room – ideal for families Level 3 2 large ensuite bedrooms with walk-in wardrobes Additional storage room Easy Access to Expressway (PIE, ECP) Close to Bedok Food Centre Nearby supermarket at Bedok Mall Short drive to East Coast Park for cycling, dining, and seaside leisure Please call 9877XXXX for a viewing appointment.
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Total Transactions
27
Average Price
S5.5M
Total Value
S149.8M
Calculating fair value from URA transaction data…
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Estimated sale value based on 109 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$3.28M
S$684 psf
Asking Price
S$12,800
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
109 comps
Nearest MRT
Tanah Merah
912m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
109 comparable transactions
S$638
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$684
Recent Comparable Transactions
10 shown · 109 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -8.8% vs FV | 99yr from 1993 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -8.8% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +1.3% vs FV | 99yr from 1993 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▼S$627 -8.3% vs FV | 99yr from 1987 |
Mar 2026 | Blk 167 BEDOK STH AVE 3 Floor 04 TO 06 | 1,572sqft | S$1,035,000 | ▼S$659 -3.7% vs FV | 99yr from 1986 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▼S$613 -10.4% vs FV | 99yr from 1985 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -10.2% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -4.4% vs FV | 99yr from 1993 |
Jan 2026 | Blk 167 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +2.3% vs FV | 99yr from 1986 |
Jan 2026 | Blk 160 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +2.3% vs FV | 99yr from 1986 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▼S$642 -6.1% vs FV | 99yr from 1993 |
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-8.8% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-8.8% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+1.3% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
-8.3% vs FV
Blk 167 BEDOK STH AVE 3
Mar 2026 · Floor 04 TO 06
-3.7% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
-10.4% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-10.2% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-4.4% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+2.3% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+2.3% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-6.1% vs FV
HELIOS AI Analysis
In the current landscape of Singapore's real estate market, the valuation of the HDB Executive unit in Bedok, with a remaining lease of 75 years, stands at an estimated value of $3,281,276, which equates to $684 PSF. This valuation reflects a stable market signal, with no deviation from the baseline pricing, indicating a strong equilibrium between supply and demand in the Bedok area. The model confidence in this figure is classified as high, bolstered by an extensive analysis of 109 recent HDB resale transactions in the vicinity, which underscores the robustness of this valuation.
The 75-year remaining lease is a significant factor, as it balances long-term investment potential with the unique dynamics of HDB resale markets. As Bedok continues to evolve as a desirable residential locale, the stability in pricing suggests a sustained interest among buyers, particularly in properties that offer both space and accessibility in this vibrant district. The analysis not only reaffirms the intrinsic value of this HDB Executive unit but also highlights the broader trends in the market, where quality, location, and remaining lease term play critical roles in shaping buyer sentiment and pricing strategies.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.