homequant
HDB · 470720

Blk 720 Bedok Reservoir Rd

Project page · 99-year lease from 1984

Indicative value range
S$588,737 – S$636,012
Indicative mid S$611,626 · S$5,881 psm

Based on 56 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 60901 TO 0397 sqmS$515,000S$5,309 psm×1.000S$5,309 psm
Oct 2026Blk 62201 TO 0391 sqmS$520,000S$5,714 psm×1.000S$5,714 psm
Oct 2026Blk 12301 TO 03103 sqmS$599,000S$5,816 psm×1.000S$5,816 psm
Oct 2026Blk 71404 TO 0698 sqmS$600,000S$6,122 psm×1.000S$6,122 psm
Oct 2026Blk 10610 TO 1291 sqmS$550,000S$6,044 psm×1.000S$6,044 psm
Sept 2026Blk 10507 TO 0993 sqmS$590,000S$6,344 psm×1.000S$6,344 psm
Sept 2026Blk 62204 TO 0691 sqmS$545,000S$5,989 psm×1.000S$5,989 psm
Sept 2026Blk 71807 TO 09104 sqmS$545,000S$5,240 psm×1.000S$5,240 psm
Sept 2026Blk 60604 TO 0692 sqmS$540,000S$5,870 psm×1.000S$5,870 psm
Sept 2026Blk 62204 TO 0691 sqmS$550,888S$6,054 psm×1.000S$6,054 psm
Aug 2026Blk 71804 TO 06104 sqmS$574,000S$5,519 psm×1.000S$5,519 psm
Aug 2026Blk 10310 TO 1296 sqmS$599,000S$6,240 psm×1.000S$6,240 psm
Aug 2026Blk 12210 TO 12103 sqmS$640,000S$6,214 psm×1.000S$6,214 psm
Aug 2026Blk 71801 TO 03104 sqmS$545,000S$5,240 psm×1.000S$5,240 psm
Aug 2026Blk 70107 TO 0993 sqmS$548,000S$5,892 psm×1.000S$5,892 psm
Jul 2026Blk 72304 TO 06111 sqmS$630,000S$5,676 psm×1.000S$5,676 psm
Jul 2026Blk 10304 TO 0691 sqmS$578,000S$6,352 psm×1.000S$6,352 psm
Jul 2026Blk 71804 TO 06104 sqmS$570,000S$5,481 psm×1.000S$5,481 psm
Jul 2026Blk 12004 TO 06104 sqmS$600,000S$5,769 psm×1.000S$5,769 psm
Jul 2026Blk 10701 TO 0391 sqmS$556,888S$6,120 psm×1.000S$6,120 psm
Jul 2026Blk 11304 TO 0691 sqmS$530,000S$5,824 psm×1.000S$5,824 psm
Jul 2026Blk 72010 TO 12104 sqmS$615,000S$5,913 psm×1.000S$5,913 psm
Jul 2026Blk 60104 TO 0698 sqmS$550,000S$5,612 psm×1.000S$5,612 psm
Jul 2026Blk 62801 TO 0395 sqmS$540,000S$5,684 psm×1.000S$5,684 psm
Jun 2026Blk 12210 TO 12103 sqmS$600,000S$5,825 psm×0.999S$5,817 psm
Jun 2026Blk 10707 TO 0993 sqmS$560,000S$6,022 psm×0.999S$6,013 psm
Jun 2026Blk 60904 TO 0691 sqmS$530,000S$5,824 psm×0.999S$5,816 psm
Jun 2026Blk 71810 TO 12104 sqmS$585,000S$5,625 psm×0.999S$5,617 psm
Jun 2026Blk 11301 TO 0396 sqmS$555,000S$5,781 psm×0.999S$5,773 psm
May 2026Blk 11607 TO 0993 sqmS$580,000S$6,237 psm×0.999S$6,227 psm
May 2026Blk 62704 TO 0691 sqmS$508,000S$5,582 psm×0.999S$5,574 psm
May 2026Blk 61507 TO 0993 sqmS$573,000S$6,161 psm×0.999S$6,152 psm
Apr 2026Blk 62110 TO 1298 sqmS$588,000S$6,000 psm×0.999S$5,991 psm
Apr 2026Blk 72404 TO 06105 sqmS$570,000S$5,429 psm×0.999S$5,421 psm
Apr 2026Blk 60110 TO 1298 sqmS$550,000S$5,612 psm×0.999S$5,604 psm
Apr 2026Blk 62804 TO 0695 sqmS$545,000S$5,737 psm×0.999S$5,728 psm
Apr 2026Blk 70304 TO 0693 sqmS$518,888S$5,579 psm×0.999S$5,571 psm
Apr 2026Blk 72404 TO 06105 sqmS$615,000S$5,857 psm×0.999S$5,848 psm
Apr 2026Blk 62704 TO 0691 sqmS$495,000S$5,440 psm×0.999S$5,432 psm
Apr 2026Blk 62701 TO 0391 sqmS$570,000S$6,264 psm×0.999S$6,254 psm
Mar 2026Blk 11010 TO 1293 sqmS$565,888S$6,085 psm×0.996S$6,058 psm
Mar 2026Blk 72413 TO 15103 sqmS$610,000S$5,922 psm×0.996S$5,896 psm
Mar 2026Blk 12004 TO 0691 sqmS$555,000S$6,099 psm×0.996S$6,072 psm
Feb 2026Blk 71301 TO 0393 sqmS$545,000S$5,860 psm×0.996S$5,834 psm
Feb 2026Blk 11004 TO 0692 sqmS$550,000S$5,978 psm×0.996S$5,952 psm
Feb 2026Blk 71810 TO 12104 sqmS$575,000S$5,529 psm×0.996S$5,504 psm
Jan 2026Blk 11004 TO 0691 sqmS$560,000S$6,154 psm×0.996S$6,127 psm
Jan 2026Blk 62607 TO 0992 sqmS$565,000S$6,141 psm×0.996S$6,114 psm
Jan 2026Blk 71804 TO 06104 sqmS$560,000S$5,385 psm×0.996S$5,361 psm
Jan 2026Blk 11304 TO 0696 sqmS$585,000S$6,094 psm×0.996S$6,067 psm
Jan 2026Blk 10310 TO 1296 sqmS$608,000S$6,333 psm×0.996S$6,305 psm
Jan 2026Blk 62304 TO 0691 sqmS$578,000S$6,352 psm×0.996S$6,324 psm
Jan 2026Blk 10810 TO 1293 sqmS$578,000S$6,215 psm×0.996S$6,188 psm
Dec 2025Blk 72307 TO 09103 sqmS$630,000S$6,117 psm×0.995S$6,083 psm
Dec 2025Blk 14810 TO 12104 sqmS$645,000S$6,202 psm×0.995S$6,168 psm
Dec 2025Blk 72004 TO 06104 sqmS$600,000S$5,769 psm×0.995S$5,738 psm

How accurate is this estimate for Bedok Reservoir Rd?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 212 sales in Bedok Reservoir Rd since.

Median error
4.5%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

6.57% gross yield

S$40,200 of rent a year against the estimate above · 0.93 points below flats like it

Homes like this rent for about S$3,350 a month, the middle of 113 approvals in the last year.

In Bedok, flats of this type with 50 to 59 years of lease left yield 7.50%, from 19 blocks.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 20261234 ROOMS$3,900
Sept 20266284 ROOMS$3,800
Sept 20261494 ROOMS$3,780
Sept 20267184 ROOMS$3,700
Sept 20261514 ROOMS$3,600
Sept 20267204 ROOMS$3,500
Sept 20266264 ROOMS$3,400
Sept 20261484 ROOMS$3,400

median of 113 HDB rental approvals for 4 ROOM on Bedok Reservoir Rd since 2025-11.

Buying or selling at S$611,626?

Buying: Stamp duty on S$611,626 · Cash and CPF needed on S$611,626 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$611,626.

Each opens with this figure filled in; change anything there.

Primary schools near 720 Bedok Reservoir Rd

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 720 · 5 ROOM · 07 TO 09 · Model A · 56 years left
132 sqmS$820,000S$6,212 psm
Jul 2026
Blk 720 · 4 ROOM · 10 TO 12 · Model A · 57 years left
104 sqmS$615,000S$5,913 psm
Dec 2025
Blk 720 · 4 ROOM · 04 TO 06 · Model A · 57 years left
104 sqmS$600,000S$5,769 psm
Oct 2025
Blk 720 · 4 ROOM · 04 TO 06 · Model A · 57 years left
104 sqmS$550,000S$5,288 psm
Aug 2025
Blk 720 · 4 ROOM · 07 TO 09 · Model A · 58 years left
104 sqmS$611,000S$5,875 psm
Feb 2025
Blk 720 · 5 ROOM · 10 TO 12 · Model A · 58 years left
132 sqmS$778,000S$5,894 psm
Nov 2024
Blk 720 · 4 ROOM · 07 TO 09 · Model A · 58 years left
104 sqmS$565,000S$5,433 psm
May 2024
Blk 720 · 5 ROOM · 10 TO 12 · Model A · 59 years left
132 sqmS$738,000S$5,591 psm
Nov 2023
Blk 720 · 4 ROOM · 10 TO 12 · Model A · 59 years left
104 sqmS$550,000S$5,288 psm
Dec 2021
Blk 720 · 4 ROOM · 07 TO 09 · Model A · 61 years left
104 sqmS$494,200S$4,752 psm
See more

Showing 10 of 35.

Sale prices as filed in caveats.

Where the lease takes this

About 56 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.55% a yearmeasuredPrices 4% a year
5 years51 yearsS$583,831S$644,597S$695,085S$710,320
10 years46 yearsS$554,093S$675,437S$785,388S$820,194
20 years36 yearsS$485,969S$722,125S$976,362S$1,064,819

On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.