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 valuation of the HDB Executive unit in Bedok, with a remaining lease of 66 years, reflects a compelling intersection of market resilience and local demand dynamics. Priced at an estimated value of $3,487,301, or $626 per square foot, this property demonstrates a robust alignment with prevailing market trends, exhibiting a market price that is effectively at par with baseline expectations. This stability in valuation, indicated by a 0% differential from the baseline, underscores the strong confidence among investors and homeowners in the Bedok area, a region known for its significant amenities and connectivity.
The model confidence is rated as high, bolstered by an analysis of 48 recent HDB resale transactions within the vicinity. This extensive dataset not only reinforces the accuracy of the valuation but also highlights the competitive landscape of HDB properties in Bedok. As the remaining lease extends to 66 years, this offers potential buyers a substantial timeframe to benefit from the property’s appreciation, making it an attractive prospect amidst the evolving real estate market. In summary, the HDB Executive in Bedok stands as a premium offering, poised to leverage both its leasehold tenure and the area's enduring market demand.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.