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 115 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$3.29M
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
115 comps
Nearest MRT
Tanah Merah
912m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 comparable transactions
S$639
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 · 115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +0.4% vs FV | 99yr from 1993 |
May 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +0.4% vs FV | 99yr from 1993 |
May 2026 | Blk 137 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,539sqft | S$915,000 | ▼S$594 -13.2% vs FV | 99yr from 1987 |
May 2026 | Blk 145 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$938,000 | ▼S$609 -11.0% vs FV | 99yr from 1987 |
May 2026 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▼S$635 -7.2% vs FV | 99yr from 1993 |
May 2026 | Blk 29A CHAI CHEE AVE Floor 07 TO 09 | 1,572sqft | S$1,088,000 | ▲S$692 +1.2% vs FV | 99yr from 1996 |
Apr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▼S$669 -2.2% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -8.6% vs FV | 99yr from 1993 |
Apr 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,625sqft | S$1,088,888 | ▼S$670 -2.0% vs FV | 99yr from 1987 |
Apr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +4.1% vs FV | 99yr from 1995 |
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 |
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+0.4% vs FV
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+0.4% vs FV
Blk 137 BEDOK RESERVOIR RD
May 2026 · Floor 01 TO 03
-13.2% vs FV
Blk 145 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
-11.0% vs FV
Blk 640 BEDOK RESERVOIR RD
May 2026 · Floor 07 TO 09
-7.2% vs FV
Blk 29A CHAI CHEE AVE
May 2026 · Floor 07 TO 09
+1.2% vs FV
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
-2.2% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-8.6% vs FV
Blk 137 BEDOK RESERVOIR RD
Apr 2026 · Floor 10 TO 12
-2.0% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+4.1% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-8.8% vs FV
HELIOS AI Analysis
The HDB Executive flat located in Bedok is currently valued at an estimated $3,285,199, translating to a price per square foot (PSF) of $684. This valuation reflects a stable market position, with the property showing no significant deviation from the baseline market price. With a remaining lease of 75 years, this property is strategically positioned within a mature estate, offering both potential capital appreciation and a desirable living environment for families and professionals alike.
The model confidence for this valuation is categorized as high, based on an extensive analysis of 115 recent HDB resale transactions in the vicinity. This robust dataset reinforces the reliability of the estimated value and indicates a consistent demand for HDB flats in the Bedok area. Key market signals suggest that despite broader economic fluctuations, the HDB segment remains resilient, particularly for well-located properties with substantial remaining leases, underscoring the attractiveness of this investment opportunity.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.