Bedok's HDB Resale Median Slipped 1.2% On The Year — But 26 Flats Crossed S$1 Million In 2Q2026

Bedok had a quarter that pulls in two directions at once. The town's median price per square metre finished lower than a year ago. At the same time, the number of flats changing hands at seven figures was the highest in the eight quarters we looked at.

According to data.gov.sg HDB resale records, Bedok recorded 295 resales in 2Q2026 at a median of S$6,343 psm and a median price of S$550,000. That is -1.2% on psm and -0.9% on price against 2Q2025, when 313 flats were sold. Within the same quarter, 26 resales were done at S$1 million or more, against 8 a year earlier. Here is what stood out to us when we worked through the tables.

The year-on-year dip in Bedok is wider than the island-wide move

Start with the headline comparison. Bedok's median psm is -1.2% against 2Q2025. Island-wide, the HDB resale median psm moved -0.4% over the same year. So the town gave up a little more ground than the national figure, though both moves are small.

Median price tells a similar story. S$550,000 in 2Q2026 against S$555,000 in 2Q2025 works out to -0.9%. Volume was also slightly lower, at 295 sales against 313. These are medians of recorded transactions, not valuations of any particular flat, and they shift with whatever mix of flats happened to sell.

The quarterly table below sets out the last eight quarters together. Read down the last column and the 2Q2026 figure sits well clear of every other quarter in the run.

The table below shows the quarterly series for Bedok.

Across eight quarters the line looks more like a plateau than a decline

One quarter of movement is easy to over-read. The longer series is steadier than the y-o-y number suggests. Since 3Q2024, when the median stood at S$6,007 psm on 362 sales, the town's median psm has moved +5.6%.

Most of that step happened early. The median climbed through 4Q2024 and 1Q2025, peaked at S$6,418 psm in 2Q2025, then settled into a narrow band. Every quarter since has printed between S$6,333 psm and S$6,401 psm. In that context, 2Q2026 is another reading inside the same range rather than a break from it.

Sales counts move around more than the medians do. The lowest quarter in the run is 247 in 4Q2025 and the highest is 362 in 3Q2024. Smaller quarters carry more mix risk, since a handful of large or high-floor flats can shift a median. The chart below plots the series with the sale count behind each point.

Not every flat type in Bedok is moving in the same direction

Split the quarter by flat type and the single town median hides a clear divide. The smaller flats are down on the year. Bedok 3-room is at a median of S$413,888, -4.0% against 2Q2025, on 115 sales. Bedok 4-room is at S$586,500, -1.9%, on 120 sales. Between them, those two types account for most of the quarter's volume.

The larger flats went the other way. Bedok 5-room posted a median of S$804,000, +9.4% on the year, from 40 sales. Bedok executive came in at S$1,044,000, +4.9%, though only 14 flats were sold. Bedok 2-room is -3.8% at S$320,500, on 6 sales, which is far too thin a count to read much into.

On a psm basis the ordering is different again. Bedok executive is at S$7,207 psm and 2-room at S$7,204 psm, both above the 4-room figure of S$6,453 psm. The table below sets out each flat type against the same quarter a year earlier.

The quarter's top prices cluster in one stretch of Bedok South Road

The million-dollar count is where this quarter separates itself. Earlier quarters in the run carried between 5 and 12 such sales. In 2Q2026 there were 26. The table does not tell us which blocks made up all of them, only what the five highest prices were.

Those five are concentrated. The highest was S$1,400,000 for a 5-room flat at Blk 153B Bedok Sth Rd, on the 16 to 18 storey range, 113 sqm, S$12,389 psm, with 95 years of lease left. Two more 5-room flats at Blk 153C Bedok Sth Rd followed at S$1,380,000 and S$1,370,000, also 113 sqm and also with 95 years remaining. All three sit well above the town's 5-room median psm.

The other two are older and larger. Blk 108 Lengkong Tiga sold at S$1,200,000 for a 154 sqm executive flat with 62 years of lease left, at S$7,792 psm. Blk 10B Bedok Sth Ave 2 matched the price at 145 sqm and 68 years, at S$8,276 psm. Size and lease pull the psm figures in opposite directions here.

What the figures cannot settle is how much of this is mix

A town median blends every flat type that transacted. In 2Q2026, 3-room and 4-room flats made up the bulk of Bedok's 295 sales, while executive flats contributed 14. A quarter with proportionally more small flats will print a lower median price without any single flat repricing. That is one reason the town median can slip while 5-room and executive medians rise.

The lease column in the top-sales table is worth holding on to as well. Flats with 95 years left and flats with 62 years left both appear among the quarter's highest prices. Per square metre, they are far apart. Any comparison across blocks in Bedok is really a comparison of age, size, storey and lease at the same time, and the data here does not separate those effects.

A few questions stay open. We do not know whether 26 million-dollar sales is a one-quarter reading or the start of a steadier level, since the previous high in this run was 12 in 1Q2025. We also cannot tell from these tables how much of the 5-room gain came from newer blocks with long leases. The next quarter's data.gov.sg records will show whether the town median stays inside the S$6,333 psm to S$6,401 psm band it has held since 3Q2025, and whether 3-room pricing keeps drifting.

Taken alone, a -1.2% median is a thin fact. It sits next to a record count of seven-figure sales in the same town, in the same three months, and neither cancels the other. What the numbers are good for is direction over several quarters, read with the mix in mind. One headline figure rarely carries a market on its own.

Method: HDB resale records grouped by town and by the quarter of the sale month. Medians are of price and of price per square metre. Flat types with fewer than five sales in the quarter are omitted from the breakdown. Lease left is rounded to whole years as at the sale. 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.