Blk 644 Bedok Reservoir Rd
Project page · 99-year lease from 1993
Based on 4 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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 644 | 13 TO 15 | 146 sqm | S$1,030,000 | S$7,055 psm | ×1.000 | S$7,055 psm |
| Oct 2026 | Blk 644 | 07 TO 09 | 142 sqm | S$958,000 | S$6,746 psm | ×1.000 | S$6,746 psm |
| Oct 2026 | Blk 644 | 13 TO 15 | 144 sqm | S$1,050,000 | S$7,292 psm | ×1.000 | S$7,292 psm |
| Jan 2026 | Blk 644 | 13 TO 15 | 142 sqm | S$1,000,000 | S$7,042 psm | ×0.997 | S$7,021 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.
4.74% gross yield
S$48,000 of rent a year against the estimate above · 0.04 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 721 | EXECUTIVE | S$4,300 |
| Sept 2026 | 115 | EXECUTIVE | S$4,200 |
| Aug 2026 | 114 | EXECUTIVE | S$3,200 |
| Jul 2026 | 639 | EXECUTIVE | S$3,700 |
| Jul 2026 | 637 | EXECUTIVE | S$3,500 |
| Jul 2026 | 115 | EXECUTIVE | S$2,500 |
| Jun 2026 | 725 | EXECUTIVE | S$4,400 |
| Jun 2026 | 725 | EXECUTIVE | S$4,300 |
median of 36 HDB rental approvals for EXECUTIVE on Bedok Reservoir Rd since 2025-10.
Buying or selling at S$1,013,492?
Buying: Stamp duty on S$1,013,492 · Cash and CPF needed on S$1,013,492 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,013,492.
Each opens with this figure filled in; change anything there.
Primary schools near 644 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
- Maha Bodhi School · 430 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Telok Kurau Primary School · 555 m · no 2025 Phase 2C ballot
1 to 2 km
- Damai Primary School · 1,645 m
- St. Stephen's School (boys) · 1,790 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 644 · EXECUTIVE · 07 TO 09 · Apartment · 66 years left | 142 sqm | S$958,000 | S$6,746 psm |
| Oct 2026 | Blk 644 · EXECUTIVE · 13 TO 15 · Apartment · 66 years left | 144 sqm | S$1,050,000 | S$7,292 psm |
| Oct 2026 | Blk 644 · EXECUTIVE · 13 TO 15 · Apartment · 66 years left | 146 sqm | S$1,030,000 | S$7,055 psm |
| Jan 2026 | Blk 644 · EXECUTIVE · 13 TO 15 · Apartment · 66 years left | 142 sqm | S$1,000,000 | S$7,042 psm |
| May 2025 | Blk 644 · EXECUTIVE · 10 TO 12 · Apartment · 67 years left | 142 sqm | S$1,050,000 | S$7,394 psm |
| Apr 2025 | Blk 644 · EXECUTIVE · 04 TO 06 · Apartment · 67 years left | 142 sqm | S$968,888 | S$6,823 psm |
| Aug 2024 | Blk 644 · EXECUTIVE · 04 TO 06 · Apartment · 68 years left | 144 sqm | S$920,000 | S$6,389 psm |
| Sept 2023 | Blk 644 · EXECUTIVE · 13 TO 15 · Apartment · 69 years left | 146 sqm | S$900,000 | S$6,164 psm |
| Apr 2023 | Blk 644 · EXECUTIVE · 04 TO 06 · Apartment · 69 years left | 144 sqm | S$850,000 | S$5,903 psm |
Showing 9 of 24.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 644 · EXECUTIVE | S$4,200 | — |
| Jan 2026 | Blk 644 · EXECUTIVE | S$3,600 | — |
| Apr 2025 | Blk 644 · EXECUTIVE | S$3,000 | — |
| Feb 2025 | Blk 644 · EXECUTIVE | S$3,800 | — |
| May 2023 | Blk 644 · EXECUTIVE | S$2,450 | — |
| Mar 2023 | Blk 644 · EXECUTIVE | S$3,600 | — |
| Mar 2023 | Blk 644 · EXECUTIVE | S$2,400 | — |
| Dec 2021 | Blk 644 · EXECUTIVE | S$2,750 | — |
| Jul 2021 | Blk 644 · EXECUTIVE | S$2,900 | — |
| Mar 2021 | Blk 644 · EXECUTIVE | S$2,800 | — |
| Feb 2021 | Blk 644 · EXECUTIVE | S$2,400 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 60 years | S$981,849 | S$1,084,041 | S$1,174,037 | S$1,194,569 |
| 10 years | 55 years | S$947,283 | S$1,154,732 | S$1,354,421 | S$1,402,210 |
| 20 years | 45 years | S$858,723 | S$1,276,017 | S$1,755,501 | S$1,881,567 |
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.