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HDB · 470609

Blk 609 Bedok Reservoir Rd

Project page · 99-year lease from 1982

Indicative value range
S$432,171 – S$444,671
Indicative mid S$444,342 · S$6,632 psm

Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 60910 TO 1267 sqmS$445,000S$6,642 psm×1.000S$6,642 psm
Aug 2026Blk 60904 TO 0667 sqmS$420,000S$6,269 psm×1.000S$6,269 psm
May 2026Blk 60904 TO 0667 sqmS$445,000S$6,642 psm×0.999S$6,632 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.

7.56% gross yield

S$33,600 of rent a year against the estimate above · 0.48 points below flats like it

Homes like this rent for about S$2,800 a month, the middle of 153 approvals in the last year.

In Bedok, flats of this type with 50 to 59 years of lease left yield 8.04%, from 52 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 20266143 ROOMS$3,100
Sept 20261173 ROOMS$3,000
Sept 20266203 ROOMS$3,000
Sept 20266153 ROOMS$3,000
Sept 20266283 ROOMS$2,800
Sept 20261083 ROOMS$2,800
Sept 20261173 ROOMS$2,800
Sept 20267403 ROOMS$2,800

median of 153 HDB rental approvals for 3 ROOM on Bedok Reservoir Rd since 2025-11.

Buying or selling at S$444,342?

Buying: Stamp duty on S$444,342 · Cash and CPF needed on S$444,342 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$444,342.

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

Primary schools near 609 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
Oct 2026
Blk 609 · 3 ROOM · 10 TO 12 · New Generation · 55 years left
67 sqmS$445,000S$6,642 psm
Oct 2026
Blk 609 · 4 ROOM · 01 TO 03 · New Generation · 55 years left
97 sqmS$515,000S$5,309 psm
Aug 2026
Blk 609 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
67 sqmS$420,000S$6,269 psm
Jun 2026
Blk 609 · 4 ROOM · 04 TO 06 · New Generation · 55 years left
91 sqmS$530,000S$5,824 psm
May 2026
Blk 609 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
67 sqmS$445,000S$6,642 psm
Sept 2025
Blk 609 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
81 sqmS$495,000S$6,111 psm
Sept 2025
Blk 609 · 3 ROOM · 01 TO 03 · New Generation · 56 years left
67 sqmS$430,000S$6,418 psm
May 2025
Blk 609 · 3 ROOM · 01 TO 03 · New Generation · 56 years left
67 sqmS$388,000S$5,791 psm
Apr 2025
Blk 609 · 3 ROOM · 01 TO 03 · New Generation · 56 years left
81 sqmS$488,000S$6,025 psm
Mar 2025
Blk 609 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
67 sqmS$455,000S$6,791 psm
Mar 2025
Blk 609 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
67 sqmS$401,888S$5,998 psm
Feb 2025
Blk 609 · 3 ROOM · 04 TO 06 · New Generation · 57 years left
67 sqmS$418,000S$6,239 psm
Apr 2024
Blk 609 · 3 ROOM · 01 TO 03 · New Generation · 57 years left
67 sqmS$380,000S$5,672 psm
Dec 2022
Blk 609 · 4 ROOM · 04 TO 06 · New Generation · 59 years left
94 sqmS$488,000S$5,191 psm
Nov 2022
Blk 609 · 3 ROOM · 01 TO 03 · New Generation · 59 years left
67 sqmS$380,000S$5,672 psm
Jul 2022
Blk 609 · 3 ROOM · 04 TO 06 · New Generation · 59 years left
67 sqmS$348,000S$5,194 psm
Apr 2022
Blk 609 · 3 ROOM · 04 TO 06 · New Generation · 59 years left
67 sqmS$340,000S$5,075 psm
Mar 2022
Blk 609 · 3 ROOM · 07 TO 09 · New Generation · 59 years left
67 sqmS$345,000S$5,149 psm
Jan 2022
Blk 609 · 3 ROOM · 07 TO 09 · New Generation · 60 years left
67 sqmS$363,682S$5,428 psm
Jan 2022
Blk 609 · 3 ROOM · 01 TO 03 · New Generation · 60 years left
67 sqmS$340,088S$5,076 psm
Jan 2022
Blk 609 · 3 ROOM · 04 TO 06 · New Generation · 60 years left
67 sqmS$328,000S$4,896 psm
Dec 2021
Blk 609 · 3 ROOM · 04 TO 06 · New Generation · 60 years left
67 sqmS$338,000S$5,045 psm
Dec 2021
Blk 609 · 3 ROOM · 01 TO 03 · New Generation · 60 years left
67 sqmS$300,000S$4,478 psm
See more

Showing 23 of 94.

Sale prices as filed in caveats.

Where the lease takes this

About 54 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 years49 yearsS$421,709S$465,601S$502,069S$513,073
10 years44 yearsS$396,600S$483,453S$562,152S$587,065

On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.14% 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.