Jalan Nipah, Bedok South, East Region, Singapore
$13,500 /month
Set within a quiet landed-only enclave, this modern home offers a well-planned interior, generous outdoor spaces, and rare bedroom balconies with ensuite convenience. Thoughtful design meets everyday practicality, all within walking distance to transport, green spaces, and daily amenities. - Property for rent at Jalan Nipah - Rental: $13,500 per month - Land size: 3,500 sqft (approx.) - More than 5 bedrooms, multiple with ensuite bathrooms - Bedrooms with private balconies - Excellent internal layout with modern finishes - Serene estate setting; corner plot with prominent frontage - Koi pond and generous swimming pool - Short walk to MRT; near park, eateries, and groceries Nearby Schools - Bedok South Secondary School (0.17 km) - Bedok Methodist Preschool (0.29 km) - Gate Junior Preschool (0.47 km) - PCF Sparkletots Preschool @ Siglap Blk 170 (0.9 km) - Bedok View Secondary School (0.97 km) - Ripples Montessori Kindergarten (0.98 km) - Institute of Technical Education – College East (1 km) MRT/LRT Connectivity - Tanah Merah (0.69 km) - Sungei Bedok (U/C) (0.81 km) Discover a rare corner home that blends space, privacy, and convenience in one sought-after address. For an exclusive viewing and full details, contact ALVIN TAN at 8320XXXX today.
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Total Transactions
1
Average Price
S4.5M
Total Value
S4.5M
Calculating fair value from URA transaction data…


License: L3002382K
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Estimated sale value based on 48 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$3.49M
S$626 psf
Asking Price
S$13,500
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
66 yrs
99-year Leasehold · Balance remaining
Confidence
High
48 comps
Nearest MRT
Tanah Merah
696m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
48 comparable transactions
S$651
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.943
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$626
Recent Comparable Transactions
10 shown · 48 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +13.7% vs FV | 99yr from 1995 |
Apr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +13.7% vs FV | 99yr from 1995 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -0.3% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +10.7% vs FV | 99yr from 1993 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -1.9% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▲S$654 +4.5% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▲S$642 +2.6% vs FV | 99yr from 1993 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -8.0% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,561sqft | S$965,000 | ▼S$618 -1.3% vs FV | 99yr from 1993 |
Dec 2025 | Blk 10B BEDOK STH AVE 2 Floor 04 TO 06 | 1,561sqft | S$1,000,000 | ▲S$641 +2.4% vs FV | 99yr from 1995 |
Dec 2025 | Blk 662 JLN DAMAI Floor 04 TO 06 | 1,561sqft | S$970,000 | ▼S$621 -0.8% vs FV | 99yr from 1996 |
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+13.7% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+13.7% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-0.3% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+10.7% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-1.9% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
+4.5% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
+2.6% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-8.0% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-1.3% vs FV
Blk 10B BEDOK STH AVE 2
Dec 2025 · Floor 04 TO 06
+2.4% vs FV
Blk 662 JLN DAMAI
Dec 2025 · Floor 04 TO 06
-0.8% vs FV
HELIOS AI Analysis
The recent valuation of the HDB Executive unit in Bedok, with a remaining lease of 66 years, stands at an impressive estimated value of $3,487,301, translating to a competitive price of $626 PSF. This valuation reflects the current market conditions, indicating a market price that is aligned with the baseline at a 0% difference. Such stability in pricing is indicative of strong demand and limited supply in the vicinity, contributing to a high level of market confidence.
With the analysis based on 48 recent HDB resale transactions in the area, the model confidence is rated as high, reinforcing the reliability of this valuation. The enduring appeal of Bedok, characterized by its strategic location, accessibility, and a well-established community infrastructure, plays a crucial role in sustaining property values. As the market continues to evolve, this HDB Executive unit presents a compelling opportunity for both home buyers and investors, particularly given the advantageous remaining lease that enhances its long-term value proposition.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.