Jalan Limau Nipis, Bedok South, East Region, Singapore
$3,980,000
Rare opportunity to own a 999-year leasehold terrace in the sought-after Bedok landed enclave (D16). - Estimated 1,688 sqft land - Approx. ~2,200 sqft built-up - 8-10 mins walk to Tanah Merah MRT - Quiet & private landed neighbourhood - Near amenities, hawker centres & supermarkets - Close to Temasek Pri, Bedok Green Pri & Anglican High Ideal for HDB upgraders, families, and buyers looking for long-term value with almost freehold tenure. This beautifully maintained landed property features three well-sized bedrooms and three bathrooms, providing ample space for comfortable living and future expansion. Situated in the sought-after Bedok estate, it presents an ideal setting for those looking to invest in a premium, long-term residence within a vibrant neighborhood. Don’t miss this chance to secure a distinguished home in one of Singapore’s most desirable districts. Whether upgrading or entering the property market for the first time, this terraced house delivers both prestige and practicality, making it an excellent choice for discerning buyers. Great potential for A&A, rebuild, or own stay. Serious buyers welcome – contact Contact us today for more details and exclusive viewing.
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Total Transactions
3
Average Price
S3.4M
Total Value
S10.1M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 120 HDB resale transactions (data.gov.sg)
Fair Value
S$1.23M
S$559 psf
Asking Price
S$3.98M
S$2,358 psf
vs Market
+223.4%
vs Last Done
+276.1%
Tenure
59 yrs
99-year Leasehold · Balance remaining
Confidence
High
120 comps
Nearest MRT
Tanah Merah
268m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
120 comparable transactions
S$632
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.843
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$559
Recent Comparable Transactions
10 shown · 120 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▲S$627 +12.2% vs FV | 99yr from 1987 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▲S$627 +12.2% 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 +17.9% vs FV | 99yr from 1986 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▲S$627 +12.2% 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 +17.9% vs FV | 99yr from 1986 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▲S$613 +9.7% vs FV | 99yr from 1985 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▲S$613 +9.7% vs FV | 99yr from 1985 |
Jan 2026 | Blk 167 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +25.2% 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 +25.2% vs FV | 99yr from 1986 |
Jan 2026 | Blk 167 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +25.2% 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 +25.2% vs FV | 99yr from 1986 |
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
+12.2% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
+12.2% vs FV
Blk 167 BEDOK STH AVE 3
Mar 2026 · Floor 04 TO 06
+17.9% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
+12.2% vs FV
Blk 167 BEDOK STH AVE 3
Mar 2026 · Floor 04 TO 06
+17.9% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
+9.7% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
+9.7% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+25.2% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+25.2% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+25.2% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+25.2% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Bedok, with a remaining lease of 59 years, has been estimated at an impressive $1,230,778, translating to a price per square foot (PSF) of $559. This figure positions the property above the current market baseline, reflecting a substantial 223.4% difference. Such a significant premium indicates strong demand dynamics within the local HDB market, particularly given that this valuation is grounded in rigorous analysis of 120 recent resale transactions in the vicinity.
High model confidence further solidifies the reliability of this valuation amidst the current market trends. The extended lease period of 59 years is an attractive aspect for prospective buyers, as it provides ample time for appreciation and investment potential. Additionally, the Bedok precinct is known for its vibrant community, robust infrastructure, and proximity to essential amenities, which collectively bolster the desirability of HDB estates in the area. This unique combination of lease longevity and market appeal positions this property as a noteworthy investment opportunity in Singapore's competitive real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.