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HDB · 470740

Blk 740 Bedok Reservoir Rd

Project page · 99-year lease from 1986

Indicative value range
S$410,498 – S$446,571
Indicative mid S$425,845 · S$6,356 psm

Based on 66 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 63201 TO 0367 sqmS$410,000S$6,119 psm×1.000S$6,119 psm
Oct 2026Blk 61610 TO 1268 sqmS$428,500S$6,301 psm×1.000S$6,301 psm
Oct 2026Blk 60910 TO 1267 sqmS$445,000S$6,642 psm×1.000S$6,642 psm
Oct 2026Blk 70301 TO 0368 sqmS$430,000S$6,324 psm×1.000S$6,324 psm
Sept 2026Blk 70210 TO 1268 sqmS$420,000S$6,176 psm×1.000S$6,176 psm
Sept 2026Blk 61604 TO 0668 sqmS$415,000S$6,103 psm×1.000S$6,103 psm
Sept 2026Blk 60804 TO 0667 sqmS$390,000S$5,821 psm×1.000S$5,821 psm
Sept 2026Blk 71201 TO 0368 sqmS$398,000S$5,853 psm×1.000S$5,853 psm
Sept 2026Blk 62801 TO 0367 sqmS$418,000S$6,239 psm×1.000S$6,239 psm
Sept 2026Blk 11707 TO 0967 sqmS$435,000S$6,493 psm×1.000S$6,493 psm
Sept 2026Blk 61507 TO 0968 sqmS$425,000S$6,250 psm×1.000S$6,250 psm
Aug 2026Blk 60604 TO 0667 sqmS$420,000S$6,269 psm×1.000S$6,269 psm
Aug 2026Blk 13604 TO 0664 sqmS$440,000S$6,875 psm×1.000S$6,875 psm
Aug 2026Blk 10504 TO 0670 sqmS$400,000S$5,714 psm×1.000S$5,714 psm
Aug 2026Blk 10507 TO 0970 sqmS$435,000S$6,214 psm×1.000S$6,214 psm
Aug 2026Blk 61901 TO 0368 sqmS$405,000S$5,956 psm×1.000S$5,956 psm
Aug 2026Blk 71201 TO 0368 sqmS$405,000S$5,956 psm×1.000S$5,956 psm
Aug 2026Blk 62004 TO 0668 sqmS$435,000S$6,397 psm×1.000S$6,397 psm
Aug 2026Blk 60904 TO 0667 sqmS$420,000S$6,269 psm×1.000S$6,269 psm
Jul 2026Blk 14401 TO 0364 sqmS$430,000S$6,719 psm×1.000S$6,719 psm
Jul 2026Blk 61001 TO 0367 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Jul 2026Blk 60810 TO 1267 sqmS$390,000S$5,821 psm×1.000S$5,821 psm
Jul 2026Blk 74404 TO 0667 sqmS$443,000S$6,612 psm×1.000S$6,612 psm
Jul 2026Blk 15007 TO 0963 sqmS$475,000S$7,540 psm×1.000S$7,540 psm
Jul 2026Blk 70304 TO 0668 sqmS$405,000S$5,956 psm×1.000S$5,956 psm
Jun 2026Blk 61704 TO 0660 sqmS$388,000S$6,467 psm×0.999S$6,457 psm
Jun 2026Blk 13907 TO 0964 sqmS$454,000S$7,094 psm×0.999S$7,083 psm
Jun 2026Blk 15110 TO 1263 sqmS$466,888S$7,411 psm×0.999S$7,400 psm
Jun 2026Blk 62001 TO 0360 sqmS$395,000S$6,583 psm×0.999S$6,574 psm
Jun 2026Blk 12701 TO 0364 sqmS$410,000S$6,406 psm×0.999S$6,397 psm
Jun 2026Blk 70404 TO 0668 sqmS$400,000S$5,882 psm×0.999S$5,874 psm
Jun 2026Blk 61607 TO 0968 sqmS$412,500S$6,066 psm×0.999S$6,057 psm
Jun 2026Blk 11604 TO 0667 sqmS$428,888S$6,401 psm×0.999S$6,392 psm
Jun 2026Blk 62007 TO 0968 sqmS$433,000S$6,368 psm×0.999S$6,358 psm
May 2026Blk 61704 TO 0660 sqmS$375,000S$6,250 psm×0.999S$6,241 psm
May 2026Blk 60904 TO 0667 sqmS$445,000S$6,642 psm×0.999S$6,632 psm
Apr 2026Blk 15007 TO 0963 sqmS$456,000S$7,238 psm×0.999S$7,227 psm
Apr 2026Blk 61904 TO 0668 sqmS$413,888S$6,087 psm×0.999S$6,078 psm
Mar 2026Blk 11704 TO 0670 sqmS$450,000S$6,429 psm×0.996S$6,400 psm
Mar 2026Blk 11710 TO 1267 sqmS$452,888S$6,760 psm×0.996S$6,730 psm
Mar 2026Blk 62004 TO 0668 sqmS$445,000S$6,544 psm×0.996S$6,515 psm
Mar 2026Blk 62007 TO 0960 sqmS$405,000S$6,750 psm×0.996S$6,720 psm
Mar 2026Blk 10510 TO 1267 sqmS$418,000S$6,239 psm×0.996S$6,211 psm
Mar 2026Blk 61407 TO 0967 sqmS$420,000S$6,269 psm×0.996S$6,241 psm
Feb 2026Blk 12701 TO 0364 sqmS$425,000S$6,641 psm×0.996S$6,611 psm
Feb 2026Blk 61901 TO 0368 sqmS$400,000S$5,882 psm×0.996S$5,856 psm
Feb 2026Blk 12601 TO 0370 sqmS$475,000S$6,786 psm×0.996S$6,756 psm
Feb 2026Blk 61604 TO 0668 sqmS$420,000S$6,176 psm×0.996S$6,149 psm
Feb 2026Blk 71201 TO 0368 sqmS$401,000S$5,897 psm×0.996S$5,871 psm
Feb 2026Blk 10804 TO 0667 sqmS$400,000S$5,970 psm×0.996S$5,944 psm
Jan 2026Blk 13604 TO 0664 sqmS$450,000S$7,031 psm×0.996S$7,000 psm
Jan 2026Blk 13804 TO 0664 sqmS$400,000S$6,250 psm×0.996S$6,222 psm
Jan 2026Blk 10804 TO 0667 sqmS$425,000S$6,343 psm×0.996S$6,315 psm
Jan 2026Blk 61807 TO 0969 sqmS$428,000S$6,203 psm×0.996S$6,175 psm
Jan 2026Blk 13607 TO 0964 sqmS$459,000S$7,172 psm×0.996S$7,140 psm
Jan 2026Blk 12107 TO 0967 sqmS$451,000S$6,731 psm×0.996S$6,702 psm
Jan 2026Blk 61401 TO 0367 sqmS$395,000S$5,896 psm×0.996S$5,869 psm
Jan 2026Blk 12107 TO 0967 sqmS$460,000S$6,866 psm×0.996S$6,835 psm
Jan 2026Blk 10307 TO 0967 sqmS$448,888S$6,700 psm×0.996S$6,670 psm
Jan 2026Blk 10510 TO 1267 sqmS$440,000S$6,567 psm×0.996S$6,538 psm
Dec 2025Blk 13904 TO 0664 sqmS$450,000S$7,031 psm×0.995S$6,993 psm
Dec 2025Blk 11704 TO 0667 sqmS$448,000S$6,687 psm×0.995S$6,650 psm
Dec 2025Blk 74201 TO 0367 sqmS$428,000S$6,388 psm×0.995S$6,354 psm
Dec 2025Blk 15101 TO 0363 sqmS$450,888S$7,157 psm×0.995S$7,118 psm
Dec 2025Blk 12104 TO 0667 sqmS$465,000S$6,940 psm×0.995S$6,903 psm
Dec 2025Blk 70404 TO 0668 sqmS$438,000S$6,441 psm×0.995S$6,406 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.

7.89% gross yield

S$33,600 of rent a year against the estimate above · 0.15 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$425,845?

Buying: Stamp duty on S$425,845 · Cash and CPF needed on S$425,845 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$425,845.

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

Primary schools near 740 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 2023
Blk 740 · 3 ROOM · 01 TO 03 · New Generation · 62 years left
67 sqmS$412,500S$6,157 psm
Jun 2023
Blk 740 · 3 ROOM · 04 TO 06 · New Generation · 62 years left
82 sqmS$475,000S$5,793 psm
Apr 2023
Blk 740 · 3 ROOM · 04 TO 06 · New Generation · 62 years left
67 sqmS$383,000S$5,716 psm
Jan 2023
Blk 740 · 3 ROOM · 04 TO 06 · New Generation · 63 years left
67 sqmS$362,500S$5,410 psm
Dec 2022
Blk 740 · 3 ROOM · 04 TO 06 · New Generation · 63 years left
67 sqmS$360,000S$5,373 psm
See more

Showing 5 of 26.

Sale prices as filed in caveats.

Where the lease takes this

About 58 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 years53 yearsS$406,493S$448,801S$483,953S$494,560
10 years48 yearsS$385,788S$470,273S$546,826S$571,060
20 years38 yearsS$338,356S$502,779S$679,792S$741,380

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.