Bedok 4-room flat at 2Q2026 median of $586,500 needs $158,820 before the loan in worked example
Published 7 Nov 2026
This is an illustrative example built on the quarter's median price and a stated buyer profile. It is not a real purchase, not a valuation of any home, and not advice on whether or how to buy. Every figure in it is computed from recorded transactions and the tax and financing rules recorded as in force.
A first-time citizen buying a 4-room flat in Bedok at the 2Q2026 median of $586,500 needs $158,820 before the loan, in a worked example. The HDB loan limit is $439,875, set by the loan-to-value cap.
The median is based on 120 sales in Bedok, drawn from data.gov.sg HDB resale records. It is down 1.9% y-o-y from $598,000 in 2Q2025.
Stamp duty and cash needed at the median price
Buyer's stamp duty is $12,195. Additional buyer's stamp duty is $0 at 0%.
No minimum cash applies. A further $146,625 is payable in CPF or cash, which brings the total before the loan to $158,820.
| Item | Amount |
|---|---|
| Price (median of the quarter's sales) | S$586,500 |
| Buyer's stamp duty | S$12,195 |
| Additional buyer's stamp duty (0%) | S$0 |
| Stamp duty in total | S$12,195 |
| Maximum loan (75.0% of price) | S$439,875 |
| Minimum cash | S$0 |
| CPF or cash | S$146,625 |
| Total before the loan (stamp duty, cash, CPF or cash) | S$158,820 |
The loan limit is set by the loan-to-value cap
The example buyer is aged 35 with a household income of $10,000 a month, taking an HDB loan over 25 years. The loan limit is $439,875, or 75.0% of the price.
The TDSR limit is $1,159,820 and the MSR limit is $632,629. The monthly instalment is $2,086 at 3%, or 20.9% of the stated income, and the stress rate is the same 3%.
| Item | Value |
|---|---|
| Loan type | HDB loan |
| Tenure | 25 years |
| Loan-to-value cap | 75% (HDB loan, 75% LTV over 25 years) |
| Loan allowed by LTV | S$439,875 |
| Loan allowed by TDSR | S$1,159,820 |
| Loan allowed by MSR | S$632,629 |
| Binding limit | the loan-to-value limit |
| Monthly instalment at 3% | S$2,086 |
| Monthly instalment at the 3% stress rate | S$2,086 |
| Instalment as a share of the stated income | 20.9% |
Five-year hold costs $97,791 in all
Interest over five years is $61,398. Property tax and maintenance add $4,872.
Costs going in are $15,465 and costs coming out are $16,056. The figures assume a sale at today's indicative mid value after five years, and the price would need to rise 17.1% to cover the total.
| Item | Amount |
|---|---|
| Costs going in (stamp duty, fees) | S$15,465 |
| Interest over five years | S$61,398 |
| Property tax and maintenance over five years | S$4,872 |
| Costs coming out | S$16,056 |
| Total cost of the hold | S$97,791 |
Stamp duty differs sharply by buyer profile
A Singapore citizen buying a second home pays $129,495 in total, with ABSD at 20%. A permanent resident buying a first home pays $41,520, with ABSD at 5%.
A foreigner pays $364,095 at an ABSD rate of 60%. The buyer's stamp duty is the same in every row, and the LTV cap for a citizen's second home is 45%.
| Buyer | BSD | ABSD rate (%) | ABSD | Total | LTV cap (%) |
|---|---|---|---|---|---|
| Singapore citizen, first home | S$12,195 | 0.0 | S$0 | S$12,195 | 75.0 |
| Singapore citizen, second home | S$12,195 | 20.0 | S$117,300 | S$129,495 | 45.0 |
| Permanent resident, first home | S$12,195 | 5.0 | S$29,325 | S$41,520 | 75.0 |
| Foreigner | S$12,195 | 60.0 | S$351,900 | S$364,095 | 75.0 |
The median rests on 120 Bedok sales
The median per area is $6,453 psm, and the median size is 93 sqm. The median price is down 1.9% y-o-y.
| Item | Value |
|---|---|
| Sales in the quarter | 120 |
| Median price | S$586,500 |
| Median per area | S$6,453 psm |
| Median size | 93 sqm |
| Median price a year earlier | S$598,000 |
| Change | -1.9% |
All figures are indicative and computed by this site's engine from recorded transactions, using tax and financing rules recorded as in force. The newest of those rules took effect on 2025-07-04.
Method: an illustrative example, not a real purchase. The price is the median of the quarter's recorded sales named. The buyer is a Singapore citizen first-time owner-occupier aged 35. The stated household income is S$10,000 a month, with no other debt. The loan is the maximum, over 25 years at 3%. Stamp duty, loan limits, instalments and the five-year hold cost are computed by this site's position engine under the rules recorded as in force for the quarter. The rule versions used are bsd 2023-02-15, absd 2023-04-27, ssd 2025-07-04, ltv 2024-08-20, tdsr 2022-09-30, property_tax 2025-01-01, costs 2020-01-01. Further assumptions: sale at today's indicative mid value after 5 years. Seller pays 2% commission and S$3,000 legal fees, plus 9% GST. Mortgage interest from a standard amortisation schedule at the given rate. Loan of S$439,875 (75% of the price), the maximum available. Property tax on an assumed annual value of S$13,860 (35% of market rent). Maintenance at the configured norm. Rates are versioned data in config/rules.yaml, checked against IRAS and MAS publications on 2026-09-18. The newest version applied here took effect 2025-07-04. Rules change with each cooling-measure round. Private figures are from URA Data Service caveats, HDB figures from data.gov.sg resale records, both loaded weekly by this site's ingest. Medians are of the non-excluded transactions in the period named. Sales flagged by the hygiene rules (related-party transfers, bulk deals, outliers) are left out. Every figure is indicative and drawn from recorded transactions, not a formal valuation.