Jalan Simpang Bedok, Bedok North, East Region, Singapore
$1,400 /month
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Total Transactions
9
Average Price
S3.8M
Total Value
S33.9M
Calculating fair value from URA transaction data…
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Estimated sale value based on 39 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$315,031
S$630 psf
Asking Price
S$1,400
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
65 yrs
99-year Leasehold · Balance remaining
Confidence
High
39 comps
Nearest MRT
Tanah Merah
680m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
39 comparable transactions
S$665
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.929
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$630
Recent Comparable Transactions
10 shown · 39 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 620 BEDOK RESERVOIR RD Floor 04 TO 06 | 484sqft | S$330,000 | ▲S$681 +8.1% vs FV | 99yr from 1986 |
Mar 2026 | Blk 620 BEDOK RESERVOIR RD Floor 04 TO 06 | 484sqft | S$330,000 | ▲S$681 +8.1% vs FV | 99yr from 1986 |
Jan 2026 | Blk 514 BEDOK NTH AVE 2 Floor 07 TO 09 | 484sqft | S$318,888 | ▲S$658 +4.4% vs FV | 99yr from 1979 |
Dec 2025 | Blk 114 BEDOK NTH ST 2 Floor 04 TO 06 | 474sqft | S$325,000 | ▲S$686 +8.9% vs FV | 99yr from 1978 |
Oct 2025 | Blk 514 BEDOK NTH AVE 2 Floor 04 TO 06 | 484sqft | S$285,000 | ▼S$588 -6.7% vs FV | 99yr from 1979 |
Oct 2025 | Blk 101 BEDOK NTH AVE 4 Floor 07 TO 09 | 484sqft | S$303,000 | ▼S$626 -0.6% vs FV | 99yr from 1978 |
Oct 2025 | Blk 541 BEDOK NTH ST 3 Floor 07 TO 09 | 484sqft | S$325,000 | ▲S$671 +6.5% vs FV | 99yr from 1985 |
Oct 2025 | Blk 535 BEDOK NTH ST 3 Floor 04 TO 06 | 484sqft | S$330,000 | ▲S$681 +8.1% vs FV | 99yr from 1986 |
Aug 2025 | Blk 514 BEDOK NTH AVE 2 Floor 01 TO 03 | 484sqft | S$290,000 | ▼S$599 -4.9% vs FV | 99yr from 1979 |
Aug 2025 | Blk 101 BEDOK NTH AVE 4 Floor 07 TO 09 | 484sqft | S$338,000 | ▲S$698 +10.8% vs FV | 99yr from 1978 |
Aug 2025 | Blk 113 BEDOK NTH ST 2 Floor 04 TO 06 | 474sqft | S$325,000 | ▲S$686 +8.9% vs FV | 99yr from 1978 |
Blk 620 BEDOK RESERVOIR RD
Mar 2026 · Floor 04 TO 06
+8.1% vs FV
Blk 620 BEDOK RESERVOIR RD
Mar 2026 · Floor 04 TO 06
+8.1% vs FV
Blk 514 BEDOK NTH AVE 2
Jan 2026 · Floor 07 TO 09
+4.4% vs FV
Blk 114 BEDOK NTH ST 2
Dec 2025 · Floor 04 TO 06
+8.9% vs FV
Blk 514 BEDOK NTH AVE 2
Oct 2025 · Floor 04 TO 06
-6.7% vs FV
Blk 101 BEDOK NTH AVE 4
Oct 2025 · Floor 07 TO 09
-0.6% vs FV
Blk 541 BEDOK NTH ST 3
Oct 2025 · Floor 07 TO 09
+6.5% vs FV
Blk 535 BEDOK NTH ST 3
Oct 2025 · Floor 04 TO 06
+8.1% vs FV
Blk 514 BEDOK NTH AVE 2
Aug 2025 · Floor 01 TO 03
-4.9% vs FV
Blk 101 BEDOK NTH AVE 4
Aug 2025 · Floor 07 TO 09
+10.8% vs FV
Blk 113 BEDOK NTH ST 2
Aug 2025 · Floor 04 TO 06
+8.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 2 Room unit in Bedok, with a remaining lease of 65 years, stands at an estimated value of $315,031, translating to a competitive $630 PSF. This pricing is particularly noteworthy as it reflects a market price that shows no deviation from the baseline, indicating a strong equilibrium between supply and demand in the local property market. The high model confidence, supported by an analysis of 39 recent HDB resale transactions in the vicinity, underscores the reliability of this valuation.
In the context of Bedok's evolving real estate landscape, the stable valuation signals a robust market environment where buyers are willing to meet the asking prices without significant negotiation margins. With a remaining lease of 65 years, this property not only benefits from a strategic location but also aligns well with the preferences of buyers looking for sustainable living options in well-established residential neighborhoods. As the demand for HDB units continues to be influenced by various socio-economic factors, this property represents a sound investment opportunity for both home buyers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.