717 Bedok Reservoir Road 470717, Bedok Reservoir, East Region, Singapore
$1,100,000
Rare Executive Maisonette with Stunning Bedok Reservoir Views | 5 mins to MRT If you’ve been searching for space, privacy and a view that truly feels like home, this is one you don’t want to miss. Located at Blk 717 Bedok Reservoir Road, this rare Executive Maisonette offers a unique blend of tranquility and convenience. Wake up daily to an unblocked view of Bedok Reservoir and enjoy the calm, greenery and breeze that very few HDB units can offer. Just a short 10-minute walk to Bedok Reservoir MRT and nearby amenities including supermarkets, coffee shops, eateries and daily essentials. Everything you need is within easy reach. The unit comes in original condition, last renovated about 25 years ago. This makes it ideal for buyers who want to fully customise their dream home without hacking away excessive built-ins. Solid marble and parquet flooring are already in place, giving you a strong foundation to work with while saving on renovation costs. Executive Maisonettes are highly sought after for their spacious layout, clear separation of living and private areas, and limited future supply. Combined with a reservoir-facing stack, this is a rare opportunity that doesn’t come by often. Contact me today to arrange a viewing and experience the view for yourself. *Photos provided are not accurate representation of the condition of the unit as it has been cleaned up by AI*
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…
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Automated Valuation based on 16 HDB resale transactions (data.gov.sg)
Fair Value
S$718,337
S$477 psf
Asking Price
S$1.10M
S$730 psf
vs Market
+53.1%
vs Last Done
+21.9%
Tenure
54 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
16 comps
Nearest MRT
Bedok Reservoir
749m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
16 comparable transactions
S$606
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.771
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$477
Recent Comparable Transactions
10 shown · 16 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 725 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,528sqft | S$915,000 | ▲S$599 +25.6% vs FV | 99yr from 1984 |
Sep 2025 | Blk 725 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,528sqft | S$915,000 | ▲S$599 +25.6% vs FV | 99yr from 1984 |
Sep 2025 | Blk 725 BEDOK RESERVOIR RD Floor 16 TO 18 | 1,528sqft | S$1,040,000 | ▲S$680 +42.6% vs FV | 99yr from 1984 |
Aug 2025 | Blk 719 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,593sqft | S$940,000 | ▲S$590 +23.7% vs FV | 99yr from 1984 |
Jul 2025 | Blk 719 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,593sqft | S$1,050,000 | ▲S$659 +38.2% vs FV | 99yr from 1984 |
Jul 2025 | Blk 721 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,658sqft | S$928,000 | ▲S$560 +17.4% vs FV | 99yr from 1984 |
Apr 2025 | Blk 716 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,582sqft | S$940,000 | ▲S$594 +24.5% vs FV | 99yr from 1984 |
Mar 2025 | Blk 725 BEDOK RESERVOIR RD Floor 16 TO 18 | 1,625sqft | S$1,000,888 | ▲S$616 +29.1% vs FV | 99yr from 1984 |
Mar 2025 | Blk 721 BEDOK RESERVOIR RD Floor 16 TO 18 | 1,593sqft | S$982,888 | ▲S$617 +29.4% vs FV | 99yr from 1984 |
Dec 2024 | Blk 719 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$900,000 | ▲S$585 +22.6% vs FV | 99yr from 1984 |
Oct 2024 | Blk 719 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,593sqft | S$920,000 | ▲S$578 +21.2% vs FV | 99yr from 1984 |
Blk 725 BEDOK RESERVOIR RD
Sep 2025 · Floor 04 TO 06
+25.6% vs FV
Blk 725 BEDOK RESERVOIR RD
Sep 2025 · Floor 04 TO 06
+25.6% vs FV
Blk 725 BEDOK RESERVOIR RD
Sep 2025 · Floor 16 TO 18
+42.6% vs FV
Blk 719 BEDOK RESERVOIR RD
Aug 2025 · Floor 04 TO 06
+23.7% vs FV
Blk 719 BEDOK RESERVOIR RD
Jul 2025 · Floor 07 TO 09
+38.2% vs FV
Blk 721 BEDOK RESERVOIR RD
Jul 2025 · Floor 04 TO 06
+17.4% vs FV
Blk 716 BEDOK RESERVOIR RD
Apr 2025 · Floor 04 TO 06
+24.5% vs FV
Blk 725 BEDOK RESERVOIR RD
Mar 2025 · Floor 16 TO 18
+29.1% vs FV
Blk 721 BEDOK RESERVOIR RD
Mar 2025 · Floor 16 TO 18
+29.4% vs FV
Blk 719 BEDOK RESERVOIR RD
Dec 2024 · Floor 10 TO 12
+22.6% vs FV
Blk 719 BEDOK RESERVOIR RD
Oct 2024 · Floor 04 TO 06
+21.2% vs FV
HELIOS AI Analysis
The HDB Executive flat located in Bedok is currently valued at approximately $718,337, translating to a price per square foot (PSF) of $477. This valuation is notably positioned above the current market baseline, reflecting a substantial 53.1% premium relative to comparable properties in the vicinity. Such a significant deviation indicates heightened demand for HDB properties in this area, which can be attributed to several key factors influencing the local real estate landscape.
With the property having a remaining lease of 54 years, it is essential to consider the implications of lease duration on its valuation. Generally, properties with shorter leases tend to experience depreciation in value as they approach the end of their tenure. However, the Executive flat's appealing location in Bedok, combined with its above-average valuation, suggests a robust market sentiment that may be driven by factors such as improved connectivity, upcoming infrastructure developments, and a growing community appeal. Additionally, the model confidence in this valuation is rated as medium, based on a thorough analysis of 16 recent HDB resale transactions within the area, underscoring the need for potential buyers to conduct comprehensive due diligence when assessing their options in this competitive market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.