Upper East Coast Road, Bayshore, East Region, Singapore
$6,800,000
Discover this beautifully renovated 3.5 storey Semi-Detached home located along Upper East Coast Road, offering generous living space, functional layout, and energy-efficient living for the modern family. Set on a regular plot with wide frontage, this home is ideal for multi-generational living with spacious bedrooms, multiple living areas, and practical indoor-outdoor spaces. Property key feature • Land Size: Approx. 3,143 sqft • Built-Up: Approx. 4,400 sqft • Bedrooms: 6 + 1 • Bathrooms: 5 • Facing: North • Condition: Renovated • Parking: Can park 2 cars • Special Feature: Fully powered by solar • Bright and functional family layout Nearby MRT • Siglap. (Thomson-East Coast Line). 0.74 km • Bayshore (Thomson-East Coast Line) 0.80 km Schools within 2km • Temasek Primary School • Bedok Green Primary School • Operate Estate Primary School • Fengshan Primary School Nearby Amenities • Near Bedok Mall, Siglap Centre & East Village • Short drive to East Coast Park • Surrounded by cafes, eateries, supermarkets & daily conveniences • Easy access to ECP, PIE & major roads Exclusive Viewing Call Jocelyn @ 8113 XXXX Disclaimer: All information provided in this advertisement is intended for general reference only and does not constitute any offer, contract, or warranty of any kind. Property details—including but not limited to pricing, availability, specifications, and features—may be subject to change without prior notice. Images, floor plans, and descriptions are for illustrative purposes and may not accurately reflect the actual property. Interested parties are strongly advised to conduct their due diligence and verify all details with the relevant authorities, developer, or seller before making any decisions. The advertiser is not liable for any inaccuracies, omissions, or errors in this listing.
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Total Transactions
32
Average Price
S1.6M
Total Value
S50.8M
Calculating fair value from URA transaction data…

License: L3008022J
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Automated Valuation based on 109 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$2.95M
S$670 psf
Asking Price
S$6.80M
S$2,166 psf
vs Market
+130.6%
vs Last Done
+212.6%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
109 comps
Nearest MRT
Bedok
1237m away
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
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$670
Recent Comparable Transactions
10 shown · 109 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 +3.4% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +3.4% vs FV | 99yr from 1993 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -8.4% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -2.4% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▼S$642 -4.2% vs FV | 99yr from 1993 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -14.0% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,561sqft | S$965,000 | ▼S$618 -7.8% vs FV | 99yr from 1993 |
Dec 2025 | Blk 662 JLN DAMAI Floor 04 TO 06 | 1,561sqft | S$970,000 | ▼S$621 -7.3% vs FV | 99yr from 1996 |
Dec 2025 | Blk 663 JLN DAMAI Floor 01 TO 03 | 1,528sqft | S$930,000 | ▼S$608 -9.3% vs FV | 99yr from 1996 |
Sep 2025 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▼S$635 -5.2% vs FV | 99yr from 1993 |
Sep 2025 | Blk 664 JLN DAMAI Floor 07 TO 09 | 1,539sqft | S$1,085,000 | ▲S$705 +5.2% vs FV | 99yr from 1996 |
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+3.4% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+3.4% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-8.4% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-2.4% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-4.2% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-14.0% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-7.8% vs FV
Blk 662 JLN DAMAI
Dec 2025 · Floor 04 TO 06
-7.3% vs FV
Blk 663 JLN DAMAI
Dec 2025 · Floor 01 TO 03
-9.3% vs FV
Blk 640 BEDOK RESERVOIR RD
Sep 2025 · Floor 07 TO 09
-5.2% vs FV
Blk 664 JLN DAMAI
Sep 2025 · Floor 07 TO 09
+5.2% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Bedok reflects a significant market trend, with an estimated value of $2,948,859, translating to a premium price of $670 PSF. This valuation is grounded in an extensive analysis of 109 recent HDB resale transactions within the vicinity, which affirms the robustness of this property’s worth amidst a dynamic real estate landscape.
The current valuation indicates that this HDB Executive is positioned above the market average, with a striking 130.6% difference from the baseline. Such a premium can be attributed to several factors, including the property’s remaining lease of 75 years, which contributes to its desirability among buyers seeking long-term tenure in a well-established neighborhood. The high model confidence further corroborates the accuracy of this valuation, making it a compelling opportunity for discerning investors and homebuyers alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.