Blk 1 Bedok Sth Ave 1
Project page · 99-year lease from 1976
Based on 12 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 4 | 07 TO 09 | 65 sqm | S$388,000 | S$5,969 psm | ×1.000 | S$5,969 psm |
| Aug 2026 | Blk 3 | 04 TO 06 | 59 sqm | S$400,000 | S$6,780 psm | ×1.000 | S$6,780 psm |
| Jun 2026 | Blk 4 | 10 TO 12 | 65 sqm | S$385,000 | S$5,923 psm | ×1.000 | S$5,923 psm |
| May 2026 | Blk 3 | 04 TO 06 | 59 sqm | S$345,000 | S$5,847 psm | ×1.000 | S$5,847 psm |
| May 2026 | Blk 2 | 04 TO 06 | 65 sqm | S$410,000 | S$6,308 psm | ×1.000 | S$6,308 psm |
| May 2026 | Blk 3 | 13 TO 15 | 59 sqm | S$390,000 | S$6,610 psm | ×1.000 | S$6,610 psm |
| May 2026 | Blk 2 | 04 TO 06 | 65 sqm | S$385,000 | S$5,923 psm | ×1.000 | S$5,923 psm |
| Mar 2026 | Blk 2 | 07 TO 09 | 65 sqm | S$400,000 | S$6,154 psm | ×0.997 | S$6,136 psm |
| Mar 2026 | Blk 1 | 07 TO 09 | 59 sqm | S$388,000 | S$6,576 psm | ×0.997 | S$6,557 psm |
| Feb 2026 | Blk 2 | 13 TO 15 | 65 sqm | S$416,888 | S$6,414 psm | ×0.997 | S$6,395 psm |
| Jan 2026 | Blk 2 | 10 TO 12 | 65 sqm | S$400,000 | S$6,154 psm | ×0.997 | S$6,136 psm |
| Dec 2025 | Blk 3 | 10 TO 12 | 59 sqm | S$410,000 | S$6,949 psm | ×0.996 | S$6,922 psm |
How accurate is this estimate for Bedok Sth Ave 1?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 21 sales in Bedok Sth Ave 1 since.
- Median error
- 4.3%
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.
8.99% gross yield
S$33,000 of rent a year against the estimate above · 0.21 points below flats like it
Homes like this rent for about S$2,750 a month, the middle of 60 approvals in the last year.
Across Singapore, flats of this type with 40 to 49 years of lease left yield 9.20%, from 187 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 | 22 | 3 ROOM | S$3,200 |
| Sept 2026 | 2 | 3 ROOM | S$2,950 |
| Sept 2026 | 1 | 3 ROOM | S$2,700 |
| Sept 2026 | 1 | 3 ROOM | S$2,500 |
| Aug 2026 | 2 | 3 ROOM | S$2,900 |
| Aug 2026 | 3 | 3 ROOM | S$2,900 |
| Aug 2026 | 2 | 3 ROOM | S$2,800 |
| Aug 2026 | 22 | 3 ROOM | S$2,800 |
median of 60 HDB rental approvals for 3 ROOM on Bedok Sth Ave 1 since 2025-10.
Buying or selling at S$367,080?
Buying: Stamp duty on S$367,080 · Cash and CPF needed on S$367,080 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$367,080.
Each opens with this figure filled in; change anything there.
Primary schools near 1 Bedok Sth Ave 1
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
- Bedok Green Primary School · 487 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 892 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Opera Estate Primary School · 982 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Temasek Primary School · 1,294 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,330 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,410 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Stephen's School (boys) · 1,635 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,642 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 1 · 3 ROOM · 07 TO 09 · Improved · 49 years left | 59 sqm | S$388,000 | S$6,576 psm |
| Oct 2025 | Blk 1 · 3 ROOM · 01 TO 03 · Improved · 49 years left | 59 sqm | S$370,000 | S$6,271 psm |
| Sept 2025 | Blk 1 · 3 ROOM · 07 TO 09 · Improved · 49 years left | 59 sqm | S$412,888 | S$6,998 psm |
| Sept 2025 | Blk 1 · 3 ROOM · 04 TO 06 · Improved · 49 years left | 59 sqm | S$382,000 | S$6,475 psm |
| Jul 2025 | Blk 1 · 3 ROOM · 01 TO 03 · Improved · 50 years left | 59 sqm | S$350,000 | S$5,932 psm |
| Jun 2025 | Blk 1 · 3 ROOM · 04 TO 06 · Improved · 50 years left | 67 sqm | S$380,000 | S$5,672 psm |
| Jun 2025 | Blk 1 · 3 ROOM · 07 TO 09 · Improved · 50 years left | 59 sqm | S$380,088 | S$6,442 psm |
| Sept 2024 | Blk 1 · 3 ROOM · 04 TO 06 · Improved · 50 years left | 59 sqm | S$380,000 | S$6,441 psm |
| Aug 2024 | Blk 1 · 3 ROOM · 07 TO 09 · Improved · 51 years left | 59 sqm | S$382,000 | S$6,475 psm |
| Aug 2024 | Blk 1 · 3 ROOM · 01 TO 03 · Improved · 51 years left | 59 sqm | S$348,000 | S$5,898 psm |
| Jul 2024 | Blk 1 · 3 ROOM · 07 TO 09 · Improved · 51 years left | 59 sqm | S$358,000 | S$6,068 psm |
| Jun 2024 | Blk 1 · 5 ROOM · 10 TO 12 · Adjoined flat · 51 years left | 136 sqm | S$800,000 | S$5,882 psm |
| Jun 2024 | Blk 1 · 3 ROOM · 07 TO 09 · Improved · 51 years left | 59 sqm | S$355,000 | S$6,017 psm |
| May 2024 | Blk 1 · 3 ROOM · 04 TO 06 · Improved · 51 years left | 59 sqm | S$363,000 | S$6,153 psm |
| May 2024 | Blk 1 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 59 sqm | S$345,000 | S$5,847 psm |
| Apr 2024 | Blk 1 · 3 ROOM · 01 TO 03 · Improved · 51 years left | 59 sqm | S$361,000 | S$6,119 psm |
| Mar 2024 | Blk 1 · 3 ROOM · 04 TO 06 · Improved · 51 years left | 59 sqm | S$335,000 | S$5,678 psm |
| Feb 2024 | Blk 1 · 3 ROOM · 07 TO 09 · Improved · 51 years left | 59 sqm | S$332,000 | S$5,627 psm |
| Aug 2023 | Blk 1 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 59 sqm | S$370,000 | S$6,271 psm |
| Apr 2023 | Blk 1 · 3 ROOM · 04 TO 06 · Improved · 52 years left | 59 sqm | S$335,000 | S$5,678 psm |
| Aug 2022 | Blk 1 · 3 ROOM · 07 TO 09 · Improved · 53 years left | 59 sqm | S$340,000 | S$5,763 psm |
| May 2022 | Blk 1 · 3 ROOM · 10 TO 12 · Improved · 53 years left | 59 sqm | S$353,000 | S$5,983 psm |
| Apr 2022 | Blk 1 · 3 ROOM · 13 TO 15 · Improved · 53 years left | 59 sqm | S$331,000 | S$5,610 psm |
| Feb 2022 | Blk 1 · 3 ROOM · 13 TO 15 · Improved · 53 years left | 59 sqm | S$320,000 | S$5,424 psm |
| Dec 2021 | Blk 1 · 3 ROOM · 13 TO 15 · Improved · 53 years left | 59 sqm | S$305,000 | S$5,169 psm |
Showing 25 of 100.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 1 · 3 ROOM | S$2,700 | — |
| Sept 2026 | Blk 1 · 3 ROOM | S$2,500 | — |
| Aug 2026 | Blk 1 · 3 ROOM | S$2,500 | — |
| Aug 2026 | Blk 1 · 3 ROOM | S$2,400 | — |
| Jul 2026 | Blk 1 · 3 ROOM | S$2,700 | — |
| Jul 2026 | Blk 1 · 3 ROOM | S$2,500 | — |
| May 2026 | Blk 1 · 3 ROOM | S$3,200 | — |
| May 2026 | Blk 1 · 3 ROOM | S$2,700 | — |
| May 2026 | Blk 1 · 3 ROOM | S$2,500 | — |
| Apr 2026 | Blk 1 · 3 ROOM | S$2,500 | — |
| Mar 2026 | Blk 1 · 3 ROOM | S$3,000 | — |
| Mar 2026 | Blk 1 · 3 ROOM | S$2,450 | — |
| Feb 2026 | Blk 1 · 3 ROOM | S$2,800 | — |
| Dec 2025 | Blk 1 · 3 ROOM | S$2,400 | — |
| Nov 2025 | Blk 1 · 3 ROOM | S$3,000 | — |
| Oct 2025 | Blk 1 · 3 ROOM | S$3,100 | — |
| Sept 2025 | Blk 1 · 3 ROOM | S$2,700 | — |
| Sept 2025 | Blk 1 · 3 ROOM | S$2,500 | — |
| Sept 2025 | Blk 1 · 3 ROOM | S$2,500 | — |
| Jul 2025 | Blk 1 · 3 ROOM | S$2,100 | — |
| Jul 2025 | Blk 1 · 3 ROOM | S$2,000 | — |
| Jun 2025 | Blk 1 · 3 ROOM | S$1,400 | — |
| May 2025 | Blk 1 · 3 ROOM | S$2,500 | — |
| May 2025 | Blk 1 · 3 ROOM | S$2,000 | — |
| Mar 2025 | Blk 1 · 3 ROOM | S$3,000 | — |
| Jan 2025 | Blk 1 · 3 ROOM | S$3,000 | — |
| Jan 2025 | Blk 1 · 3 ROOM | S$2,800 | — |
| Jan 2025 | Blk 1 · 3 ROOM | S$2,750 | — |
| Jan 2025 | Blk 1 · 3 ROOM | S$2,500 | — |
| Oct 2024 | Blk 1 · 3 ROOM | S$2,600 | — |
| Aug 2024 | Blk 1 · 3 ROOM | S$2,000 | — |
| Aug 2024 | Blk 1 · 3 ROOM | S$1,500 | — |
| Jul 2024 | Blk 1 · 3 ROOM | S$3,050 | — |
| Jun 2024 | Blk 1 · 3 ROOM | S$2,800 | — |
| May 2024 | Blk 1 · 3 ROOM | S$2,600 | — |
| May 2024 | Blk 1 · 3 ROOM | S$2,000 | — |
| May 2024 | Blk 1 · 3 ROOM | S$1,800 | — |
| Apr 2024 | Blk 1 · 3 ROOM | S$2,000 | — |
| Dec 2023 | Blk 1 · 3 ROOM | S$3,000 | — |
| Sept 2023 | Blk 1 · 3 ROOM | S$2,400 | — |
| Jul 2023 | Blk 1 · 3 ROOM | S$3,000 | — |
| Jul 2023 | Blk 1 · 3 ROOM | S$2,100 | — |
| Jul 2023 | Blk 1 · 3 ROOM | S$800 | — |
| Jun 2023 | Blk 1 · 3 ROOM | S$2,900 | — |
| Jun 2023 | Blk 1 · 3 ROOM | S$2,000 | — |
| Jun 2023 | Blk 1 · 3 ROOM | S$1,900 | — |
| May 2023 | Blk 1 · 3 ROOM | S$1,500 | — |
| Mar 2023 | Blk 1 · 3 ROOM | S$2,550 | — |
| Feb 2023 | Blk 1 · 3 ROOM | S$2,900 | — |
| Jan 2023 | Blk 1 · 3 ROOM | S$2,700 | — |
| Dec 2022 | Blk 1 · 3 ROOM | S$3,200 | — |
| Dec 2022 | Blk 1 · 3 ROOM | S$2,200 | — |
| Dec 2022 | Blk 1 · 3 ROOM | S$1,500 | — |
| Nov 2022 | Blk 1 · 3 ROOM | S$2,200 | — |
| Oct 2022 | Blk 1 · 3 ROOM | S$2,300 | — |
| Sept 2022 | Blk 1 · 3 ROOM | S$2,650 | — |
| Sept 2022 | Blk 1 · 3 ROOM | S$2,300 | — |
| Sept 2022 | Blk 1 · 3 ROOM | S$2,000 | — |
| Aug 2022 | Blk 1 · 3 ROOM | S$2,700 | — |
| Aug 2022 | Blk 1 · 3 ROOM | S$2,400 | — |
| Jul 2022 | Blk 1 · 3 ROOM | S$2,500 | — |
| Jun 2022 | Blk 1 · 3 ROOM | S$1,700 | — |
| May 2022 | Blk 1 · 3 ROOM | S$1,800 | — |
| May 2022 | Blk 1 · 3 ROOM | S$1,500 | — |
| Apr 2022 | Blk 1 · 3 ROOM | S$1,700 | — |
| Apr 2022 | Blk 1 · 3 ROOM | S$1,400 | — |
| Mar 2022 | Blk 1 · 3 ROOM | S$2,000 | — |
| Feb 2022 | Blk 1 · 3 ROOM | S$2,500 | — |
| Dec 2021 | Blk 1 · 3 ROOM | S$1,800 | — |
| Dec 2021 | Blk 1 · 3 ROOM | S$1,500 | — |
| Nov 2021 | Blk 1 · 3 ROOM | S$1,700 | — |
| Oct 2021 | Blk 1 · 3 ROOM | S$1,850 | — |
| Oct 2021 | Blk 1 · 3 ROOM | S$1,750 | — |
| Sept 2021 | Blk 1 · 3 ROOM | S$1,800 | — |
| Sept 2021 | Blk 1 · 3 ROOM | S$1,750 | — |
| Aug 2021 | Blk 1 · 3 ROOM | S$2,200 | — |
| Aug 2021 | Blk 1 · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 1 · 3 ROOM | S$1,700 | — |
| Jun 2021 | Blk 1 · 3 ROOM | S$2,000 | — |
| Jun 2021 | Blk 1 · 3 ROOM | S$1,900 | — |
| Jun 2021 | Blk 1 · 3 ROOM | S$1,850 | — |
| Jun 2021 | Blk 1 · 3 ROOM | S$1,700 | — |
| May 2021 | Blk 1 · 3 ROOM | S$2,000 | — |
| May 2021 | Blk 1 · 3 ROOM | S$1,500 | — |
| Mar 2021 | Blk 1 · 3 ROOM | S$1,400 | — |
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 48 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 | 43 years | S$345,696 | S$381,677 | S$413,363 | S$420,593 |
| 10 years | 38 years | S$322,703 | S$393,373 | S$461,399 | S$477,679 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% 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.