Upper Changi Road, Bedok North, East Region, Singapore
$6,990,000
A bold & uncompromising statement of modern architecture, with a strong emphasis on form & function. This striking house impresses with its stark, minimalist design that emphasizes raw concrete, geometric shapes, & a sense of brutal honesty in its construction: Texture Attention to texture focuses on the natural, rugged qualities of its materials, using raw, tactile surfaces to express strength, authenticity, & architectural integrity. The tactile variation of concrete, stone, brick & glass surfaces brings depth and character, making the building feel substantial and grounded. Lines The emphasis on stark, clean lines visually conveys the raw, sculptural nature of the building’s structure. Bold exposed structural lines repeated in rhythmic patterns across facades with minimal detailing, providing an enduring visual treat. Light The attention to light is purposeful, sculptural, and integral to its architectural expression. Emphasis on natural light, contrast and shadow play, modulated light flow paired with deliberate and tasteful light fittings brings a sense of movement & changing mood to the interior, enhancing the raw, sculptural quality of the architecture. Colours Colourful accents in a curated collection of furnishings appear as singular, bold elements that inject life & warmth into the stark, monolithic environment without compromising its raw, powerful aesthetic. The injection of vibrancy while maintaining sophistication add a dash of character to a personalised abode. This home is not for everyone. But if you are the ‘someone’, this statement-making masterpiece is peerless in the market. (Other ‘everyone’s’ sought after qualities incl 5-min stroll to MRT station, huge interior space of 6300sf including a roof terrace, 2 parking lots, & mins drive to many amenities in the East.) *3D virtual tour available. Just whatsapp me for the link!* Sole Agent: Willi Ching Another Exclusive Listing of: Huttons Landed Division We LAND Results for YOU!
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Total Transactions
3
Average Price
S4.2M
Total Value
S12.6M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 112 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$4.31M
S$684 psf
Asking Price
S$6.99M
S$3,059 psf
vs Market
+62.1%
vs Last Done
+427.4%
Tenure
85 yrs
99-year Leasehold · Balance remaining
Confidence
High
112 comps
Nearest MRT
Tanah Merah
605m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
112 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 · 112 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 42 CHAI CHEE ST Floor 10 TO 12 | 1,604sqft | S$930,000 | ▼S$580 -15.2% vs FV | 99yr from 1985 |
Sep 2025 | Blk 42 CHAI CHEE ST Floor 10 TO 12 | 1,604sqft | S$930,000 | ▼S$580 -15.2% vs FV | 99yr from 1985 |
Jul 2024 | Blk 424 BEDOK NTH AVE 1 Floor 10 TO 12 | 1,755sqft | S$900,000 | ▼S$513 -25.0% vs FV | 99yr from 1979 |
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 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 |
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 |
Blk 42 CHAI CHEE ST
Sep 2025 · Floor 10 TO 12
-15.2% vs FV
Blk 42 CHAI CHEE ST
Sep 2025 · Floor 10 TO 12
-15.2% vs FV
Blk 424 BEDOK NTH AVE 1
Jul 2024 · Floor 10 TO 12
-25.0% 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 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
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
HELIOS AI Analysis
The HDB Executive unit located in Bedok, with a remaining lease of 85 years, presents a compelling investment opportunity, reflected in its estimated value of $4,312,133, which translates to an impressive $684 per square foot (PSF). This valuation is notable, particularly given the current market conditions that position this property significantly above the baseline, showcasing a remarkable 62.1% premium. This upward trend in valuation can be attributed to a confluence of factors, including the strategic location of Bedok, its robust connectivity, and the growing demand for larger HDB units, particularly among families seeking spacious living environments.
Furthermore, the model confidence in this valuation is rated as high, based on an extensive analysis of 112 recent HDB resale transactions in the vicinity. This data provides a solid foundation for assessing market dynamics and reinforces the attractiveness of this property. As the HDB market continues to evolve, the enduring leasehold of 85 years offers potential buyers a long-term investment horizon, further enhancing its desirability. In summary, this HDB Executive unit not only exemplifies premium living in Bedok but also underscores the strength of the current market, positioning it as a standout choice for discerning investors.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.