Bedok Ria Place, Bedok South, East Region, Singapore
$7,580,000























D16 | Freehold | Bedok | Rare 2.5 Storey Huge Corner Terrace | 9+1 Beds + 10 Baths | 5,110sqft land | Build-up: Approx. 9,589sqft | Swimming Pool Unit Details: * TOP 2017 * Developed by Soon Lian Realty * Land: 5,110sqft * Build-up: Approx. 9,589sqft * Land Width: 15.6m-24.4m * Land Depth: 24m-27m * Swimming Pool: 8.5 m(L) x 2.8 m(W) * 9 Bedrooms (7 Ensuite) + 1 helper's room + 10 Bathrooms * Renovated & Well Maintained * Suitable for Multi-Generational Living * Potential for Split Living Concept (2 Houses) * Park up to 3 Cars * No Extension Needed * Main Gate Facing: West * Main Door Direction: West Level Configurations: L1 (Right wing): * Living & Dining Area * Kitchen * Yard Area * 1 Bedroom with Ensuite Bathroom * Helper's Room * Common Bathroom L1 (Left wing): * Living & Dining Area * Household Shelter * Wet Kitchen * Yard & Laundry Area * Common Bathroom * Utility Room * Swimming Pool L2: * 1 Family Hall * 1 Master Bedroom with Ensuite Bathroom * 4 Common Bedrooms with Ensuite Bathrooms * 1 Study Room * 1 Open Roof Terrace * 2 Storerooms L3: * 2 Junior Bedrooms with Ensuite Bathrooms * 2 Open Roof Terraces Transports: Tanah Merah MRT (EW4/CG) | 0.56KM Shopping Malls: East Village | 0.76KM Changi City Point | 1.47KM Eastpoint Mall | 1.7KM Groceries: Giant @ Bedok Market Place | 0.57KM Eateries: Simpang Bedok | 0.57KM Bedok Food Centre | 0.91KM The Marketplace @ 58 New Upper Changi Rd | 1.21KM Primary Schools: Temasek Primary | 1.27KM St. Anthony’s Canossian Primary | 1.4KM Changkat Primary | 1.42KM Bedok Green Primary | 1.58KM Red Swastika | 2.0KM Secondary Schools: Bedok South Secondary | 0.27KM Bedok View Secondary | 0.94KM Anglican High School | 1.15KM Other Nearby Amenities/Recreations: EXPO | 1.36KM East Coast Park | 3.0KM *All land sizes, Built up, Built In areas, measurements, drawings, etc. included herewith are based on estimates. For viewing arrangements, kindly contact Charline Wong @ 9.0.4.6.2.1.8.8 Wayne Tang @ 9.8.4.7.6.5.8.8 PLB
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Total Transactions
1
Average Price
S4.5M
Total Value
S4.5M
Calculating fair value from URA transaction data…
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Automated Valuation based on 49 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$6.00M
S$626 psf
Asking Price
S$7.58M
S$791 psf
vs Market
+26.2%
vs Last Done
+18.2%
Tenure
66 yrs
99-year Leasehold · Balance remaining
Confidence
High
49 comps
Nearest MRT
Tanah Merah
696m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
49 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 · 49 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▲S$669 +6.9% vs FV | 99yr from 1993 |
Apr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▲S$669 +6.9% vs FV | 99yr from 1993 |
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 |
Jun 2025 | Blk 94B BEDOK NTH AVE 4 Floor 04 TO 06 | 1,518sqft | S$938,000 | ▼S$618 -1.3% vs FV | 99yr from 1993 |
May 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +9.7% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -0.2% vs FV | 99yr from 1993 |
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 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 |
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
+6.9% vs FV
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
+6.9% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-0.3% vs FV
Blk 94B BEDOK NTH AVE 4
Jun 2025 · Floor 04 TO 06
-1.3% vs FV
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+9.7% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-0.2% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+13.7% 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
HELIOS AI Analysis
The valuation of the HDB Executive property located in Bedok, with a remaining lease of 66 years, reflects a robust market position, with an estimated value of $6,004,097, translating to $626 PSF. This valuation is notably above the market average, demonstrating a significant 26.2% premium compared to the established baseline. Such a strong market signal indicates heightened demand for HDB properties in this region, possibly influenced by the area's accessibility, amenities, and overall desirability.
Our analysis is underpinned by a high model confidence, derived from a comprehensive review of 49 recent HDB resale transactions within the vicinity. The sustained interest in Bedok, combined with the property’s remaining lease, positions it as a compelling investment opportunity. Buyers are increasingly prioritizing properties with longer leases, and this executive unit stands out in a competitive market. The dynamics of supply and demand, alongside the strategic location of Bedok, suggest that this property is not only a home but also a potentially lucrative asset for the discerning investor.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.