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HDB · 470725

Blk 725 Bedok Reservoir Rd

Project page · 99-year lease from 1984

Indicative value range
S$981,356 – S$1,083,206
Indicative mid S$1,007,444 · S$6,716 psm

Based on 28 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 63404 TO 06145 sqmS$960,000S$6,621 psm×1.000S$6,621 psm
Oct 2026Blk 72101 TO 03148 sqmS$865,000S$5,845 psm×1.000S$5,845 psm
Oct 2026Blk 64413 TO 15146 sqmS$1,030,000S$7,055 psm×1.000S$7,055 psm
Oct 2026Blk 64413 TO 15144 sqmS$1,050,000S$7,292 psm×1.000S$7,292 psm
Oct 2026Blk 64407 TO 09142 sqmS$958,000S$6,746 psm×1.000S$6,746 psm
Oct 2026Blk 72113 TO 15148 sqmS$999,999S$6,757 psm×1.000S$6,757 psm
Oct 2026Blk 13013 TO 15151 sqmS$1,030,000S$6,821 psm×1.000S$6,821 psm
Sept 2026Blk 11507 TO 09156 sqmS$975,000S$6,250 psm×1.000S$6,250 psm
Sept 2026Blk 71613 TO 15151 sqmS$1,030,000S$6,821 psm×1.000S$6,821 psm
Sept 2026Blk 63307 TO 09144 sqmS$1,048,888S$7,284 psm×1.000S$7,284 psm
Sept 2026Blk 14504 TO 06143 sqmS$888,000S$6,210 psm×1.000S$6,210 psm
Sept 2026Blk 63610 TO 12142 sqmS$1,080,000S$7,606 psm×1.000S$7,606 psm
Sept 2026Blk 11510 TO 12150 sqmS$990,000S$6,600 psm×1.000S$6,600 psm
Aug 2026Blk 63416 TO 18145 sqmS$1,075,000S$7,414 psm×1.000S$7,414 psm
Aug 2026Blk 71604 TO 06148 sqmS$965,000S$6,520 psm×1.000S$6,520 psm
Jul 2026Blk 72104 TO 06148 sqmS$920,000S$6,216 psm×1.000S$6,216 psm
Jul 2026Blk 63307 TO 09142 sqmS$945,000S$6,655 psm×1.000S$6,655 psm
Jul 2026Blk 63416 TO 18144 sqmS$1,068,000S$7,417 psm×1.000S$7,417 psm
Jun 2026Blk 71601 TO 03143 sqmS$942,000S$6,587 psm×0.999S$6,578 psm
May 2026Blk 63404 TO 06143 sqmS$1,058,000S$7,399 psm×0.999S$7,388 psm
May 2026Blk 13701 TO 03143 sqmS$915,000S$6,399 psm×0.999S$6,389 psm
May 2026Blk 14504 TO 06143 sqmS$938,000S$6,559 psm×0.999S$6,550 psm
Apr 2026Blk 64307 TO 09145 sqmS$975,000S$6,724 psm×0.999S$6,714 psm
Apr 2026Blk 13710 TO 12151 sqmS$1,088,888S$7,211 psm×0.999S$7,201 psm
Mar 2026Blk 13710 TO 12143 sqmS$965,000S$6,748 psm×0.996S$6,718 psm
Feb 2026Blk 11504 TO 06150 sqmS$990,000S$6,600 psm×0.996S$6,571 psm
Dec 2025Blk 11410 TO 12150 sqmS$1,100,000S$7,333 psm×0.995S$7,294 psm
Dec 2025Blk 11504 TO 06150 sqmS$970,000S$6,467 psm×0.995S$6,432 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.

4.76% gross yield

S$48,000 of rent a year against the estimate above · 0.11 points below flats like it

Homes like this rent for about S$4,000 a month, the middle of 34 approvals in the last year.

Across Singapore these flats yield 4.87%, from 46 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.

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 2026721EXECUTIVES$4,300
Sept 2026115EXECUTIVES$4,200
Aug 2026114EXECUTIVES$3,200
Jul 2026639EXECUTIVES$3,700
Jul 2026637EXECUTIVES$3,500
Jul 2026115EXECUTIVES$2,500
Jun 2026725EXECUTIVES$4,400
Jun 2026725EXECUTIVES$4,300

median of 34 HDB rental approvals for EXECUTIVE on Bedok Reservoir Rd since 2025-11.

Buying or selling at S$1,007,444?

Buying: Stamp duty on S$1,007,444 · Cash and CPF needed on S$1,007,444 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,007,444.

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

Primary schools near 725 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 2025
Blk 725 · EXECUTIVE · 16 TO 18 · Apartment · 58 years left
142 sqmS$1,040,000S$7,324 psm
Sept 2025
Blk 725 · EXECUTIVE · 04 TO 06 · Apartment · 58 years left
142 sqmS$915,000S$6,444 psm
Mar 2025
Blk 725 · EXECUTIVE · 16 TO 18 · Maisonette · 59 years left
151 sqmS$1,000,888S$6,628 psm
Aug 2024
Blk 725 · EXECUTIVE · 16 TO 18 · Maisonette · 59 years left
151 sqmS$970,000S$6,424 psm
Aug 2024
Blk 725 · EXECUTIVE · 10 TO 12 · Maisonette · 59 years left
151 sqmS$950,000S$6,291 psm
Jul 2024
Blk 725 · EXECUTIVE · 07 TO 09 · Apartment · 59 years left
142 sqmS$880,000S$6,197 psm
Feb 2024
Blk 725 · EXECUTIVE · 07 TO 09 · Apartment · 60 years left
142 sqmS$960,000S$6,761 psm
Jan 2024
Blk 725 · EXECUTIVE · 10 TO 12 · Maisonette · 60 years left
151 sqmS$868,000S$5,748 psm
Jul 2023
Blk 725 · EXECUTIVE · 01 TO 03 · Apartment · 60 years left
150 sqmS$920,000S$6,133 psm
Nov 2022
Blk 725 · EXECUTIVE · 10 TO 12 · Apartment · 61 years left
142 sqmS$903,000S$6,359 psm
Sept 2022
Blk 725 · EXECUTIVE · 04 TO 06 · Maisonette · 61 years left
149 sqmS$888,000S$5,960 psm
Apr 2022
Blk 725 · EXECUTIVE · 04 TO 06 · Apartment · 61 years left
142 sqmS$868,000S$6,113 psm
Mar 2022
Blk 725 · EXECUTIVE · 04 TO 06 · Apartment · 61 years left
excluded: outlier
142 sqmS$890,000S$6,268 psm
Nov 2021
Blk 725 · EXECUTIVE · 04 TO 06 · Maisonette · 62 years left
151 sqmS$838,000S$5,550 psm
See more

Showing 14 of 62.

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$961,661S$1,061,752S$1,144,913S$1,170,008
10 years46 yearsS$912,678S$1,112,550S$1,293,656S$1,350,987
20 years36 yearsS$800,467S$1,189,452S$1,608,221S$1,753,922

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.