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HDB · 410639

Blk 639 Bedok Reservoir Rd

Project page · 99-year lease from 1993

Indicative value range
S$938,754 – S$1,014,203
Indicative mid S$962,707 · S$6,732 psm

Based on 38 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 Q2 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 64207 TO 09147 sqmS$995,000S$6,769 psm×1.000S$6,769 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 64413 TO 15144 sqmS$1,050,000S$7,292 psm×1.000S$7,292 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 64007 TO 09143 sqmS$950,000S$6,643 psm×1.000S$6,643 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×1.000S$6,587 psm
Jun 2026Blk 64207 TO 09144 sqmS$970,000S$6,736 psm×1.000S$6,736 psm
May 2026Blk 63404 TO 06143 sqmS$1,058,000S$7,399 psm×1.000S$7,399 psm
May 2026Blk 13701 TO 03143 sqmS$915,000S$6,399 psm×1.000S$6,399 psm
May 2026Blk 14504 TO 06143 sqmS$938,000S$6,559 psm×1.000S$6,559 psm
May 2026Blk 64007 TO 09144 sqmS$985,000S$6,840 psm×1.000S$6,840 psm
Apr 2026Blk 64307 TO 09145 sqmS$975,000S$6,724 psm×1.000S$6,724 psm
Apr 2026Blk 13710 TO 12151 sqmS$1,088,888S$7,211 psm×1.000S$7,211 psm
Mar 2026Blk 63513 TO 15142 sqmS$1,060,000S$7,465 psm×0.997S$7,443 psm
Mar 2026Blk 13710 TO 12143 sqmS$965,000S$6,748 psm×0.997S$6,728 psm
Feb 2026Blk 11504 TO 06150 sqmS$990,000S$6,600 psm×0.997S$6,581 psm
Jan 2026Blk 64413 TO 15142 sqmS$1,000,000S$7,042 psm×0.997S$7,021 psm
Dec 2025Blk 64004 TO 06143 sqmS$988,000S$6,909 psm×0.996S$6,882 psm
Dec 2025Blk 11410 TO 12150 sqmS$1,100,000S$7,333 psm×0.996S$7,305 psm
Dec 2025Blk 63301 TO 03142 sqmS$880,000S$6,197 psm×0.996S$6,173 psm
Dec 2025Blk 64004 TO 06145 sqmS$965,000S$6,655 psm×0.996S$6,629 psm
Dec 2025Blk 11504 TO 06150 sqmS$970,000S$6,467 psm×0.996S$6,441 psm
Nov 2025Blk 14504 TO 06143 sqmS$1,020,000S$7,133 psm×0.996S$7,105 psm
Nov 2025Blk 13704 TO 06143 sqmS$910,000S$6,364 psm×0.996S$6,339 psm

How accurate is this estimate for Bedok Reservoir Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 249 sales in Bedok Reservoir Rd since.

Median error
4.8%

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.

4.99% gross yield

S$48,000 of rent a year against the estimate above · 0.29 points above flats like it

Homes like this rent for about S$4,000 a month, the middle of 36 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 blocks. This town has too few such blocks to measure on its own.

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 36 HDB rental approvals for EXECUTIVE on Bedok Reservoir Rd since 2025-10.

Buying or selling at S$962,707?

Buying: Stamp duty on S$962,707 · Cash and CPF needed on S$962,707 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$962,707.

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

Primary schools near 639 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
May 2025
Blk 639 · EXECUTIVE · 13 TO 15 · Apartment · 68 years left
147 sqmS$995,000S$6,769 psm
Dec 2024
Blk 639 · EXECUTIVE · 04 TO 06 · Apartment · 68 years left
143 sqmS$910,000S$6,364 psm
Oct 2023
Blk 639 · EXECUTIVE · 01 TO 03 · Apartment · 69 years left
143 sqmS$850,000S$5,944 psm
See more

Showing 3 of 37.

Sale prices as filed in caveats.

Where the lease takes this

About 65 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, 3.64% a yearmeasuredPrices 4% a year
5 years60 yearsS$932,650S$1,029,721S$1,115,207S$1,134,711
10 years55 yearsS$899,816S$1,096,870S$1,286,553S$1,331,947
20 years45 yearsS$815,693S$1,212,077S$1,667,535S$1,787,285

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.