123 Bedok Reservoir Road 470123, Kaki Bukit, East Region, Singapore
$618,888
Nestled in a well-established and highly sought-after Bedok neighbourhood, this charming mid-floor 4S flat offers a comfortable and practical living space ideal for families or investors alike. Positioned within a 12-storey block completed in the mid-1980s, the unit enjoys a peaceful elevation — high enough to capture natural breezes and privacy, yet still conveniently accessible.  Step into a functional and efficient layout typical of the 4S model, featuring a cosy living and dining area that flows naturally, making it perfect for both daily living and hosting guests. Large windows invite ample daylight into the home, creating a bright and airy atmosphere throughout the day. The bedrooms are well-sized and versatile, comfortably accommodating family living, home office setups, or rental potential. The kitchen area is practical and tucked neatly to one side, with space for upgrades or customisation to suit modern lifestyles. One of the key highlights of this unit is its location. Situated along Bedok Reservoir Road, residents enjoy close proximity to nature at Bedok Reservoir, while still being well-connected via nearby MRT stations such as Kaki Bukit and Bedok North.  Daily conveniences are easily met with supermarkets, eateries, and amenities just a short walk away. Set within a mature estate, the surroundings offer a strong sense of community, established infrastructure, and long-term value — making this home not just a place to stay, but a smart investment in a well-loved part of Singapore’s East.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3011031E
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Automated Valuation based on 88 HDB resale transactions (data.gov.sg)
Fair Value
S$470,834
S$521 psf
Asking Price
S$618,888
S$685 psf
vs Market
+31.4%
vs Last Done
+35.9%
Tenure
59 yrs
99-year Leasehold · Balance remaining
Confidence
High
88 comps
Nearest MRT
Kaki Bukit
356m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
88 comparable transactions
S$589
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$521
Recent Comparable Transactions
10 shown · 88 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 724 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,130sqft | S$570,000 | ▼S$504 -3.3% vs FV | 99yr from 1984 |
Apr 2026 | Blk 724 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,130sqft | S$570,000 | ▼S$504 -3.3% vs FV | 99yr from 1984 |
Apr 2026 | Blk 621 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,055sqft | S$588,000 | ▲S$557 +6.9% vs FV | 99yr from 1983 |
Apr 2026 | Blk 628 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,023sqft | S$545,000 | ▲S$533 +2.3% vs FV | 99yr from 1983 |
Apr 2026 | Blk 146 BEDOK RESERVOIR RD Floor 10 TO 12 | 904sqft | S$545,000 | ▲S$603 +15.7% vs FV | 99yr from 1986 |
Apr 2026 | Blk 124 BEDOK RESERVOIR RD Floor 07 TO 09 | 904sqft | S$550,000 | ▲S$608 +16.7% vs FV | 99yr from 1987 |
Apr 2026 | Blk 724 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,130sqft | S$615,000 | ▲S$544 +4.4% vs FV | 99yr from 1984 |
Apr 2026 | Blk 146 BEDOK RESERVOIR RD Floor 04 TO 06 | 904sqft | S$545,000 | ▲S$603 +15.7% vs FV | 99yr from 1986 |
Apr 2026 | Blk 122 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,109sqft | S$520,000 | ▼S$469 -10.0% vs FV | 99yr from 1987 |
Apr 2026 | Blk 169 BEDOK STH AVE 3 Floor 10 TO 12 | 893sqft | S$530,000 | ▲S$593 +13.8% vs FV | 99yr from 1985 |
Apr 2026 | Blk 165 BEDOK STH RD Floor 10 TO 12 | 1,130sqft | S$688,000 | ▲S$609 +16.9% vs FV | 99yr from 1985 |
Blk 724 BEDOK RESERVOIR RD
Apr 2026 · Floor 04 TO 06
-3.3% vs FV
Blk 724 BEDOK RESERVOIR RD
Apr 2026 · Floor 04 TO 06
-3.3% vs FV
Blk 621 BEDOK RESERVOIR RD
Apr 2026 · Floor 10 TO 12
+6.9% vs FV
Blk 628 BEDOK RESERVOIR RD
Apr 2026 · Floor 04 TO 06
+2.3% vs FV
Blk 146 BEDOK RESERVOIR RD
Apr 2026 · Floor 10 TO 12
+15.7% vs FV
Blk 124 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
+16.7% vs FV
Blk 724 BEDOK RESERVOIR RD
Apr 2026 · Floor 04 TO 06
+4.4% vs FV
Blk 146 BEDOK RESERVOIR RD
Apr 2026 · Floor 04 TO 06
+15.7% vs FV
Blk 122 BEDOK RESERVOIR RD
Apr 2026 · Floor 04 TO 06
-10.0% vs FV
Blk 169 BEDOK STH AVE 3
Apr 2026 · Floor 10 TO 12
+13.8% vs FV
Blk 165 BEDOK STH RD
Apr 2026 · Floor 10 TO 12
+16.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Bedok, with a remaining lease of 59 years, is estimated at $470,834 or $521 per square foot (PSF). This valuation is positioned significantly above the market baseline, reflecting a 31.4% premium compared to similar properties in the area. Such a notable deviation indicates strong demand for HDB units in Bedok, likely driven by the neighborhood's desirable amenities, connectivity, and demographic trends favoring family-oriented living spaces.
With a high model confidence level based on 88 recent HDB resale transactions in the vicinity, this valuation underscores the resilience of the Bedok property market, despite the remaining lease period. The extended lease of 59 years still provides ample time for prospective buyers, especially considering the area's potential for future urban development and regeneration. As the market continues to evolve, the Bedok HDB sector appears to be a robust investment opportunity, particularly for those seeking long-term residential stability.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.