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HDB · 460002

Blk 2 Bedok Sth Ave 1

Project page · 99-year lease from 1976

Indicative value range
S$398,821 – S$410,000
Indicative mid S$398,821 · S$6,136 psm

Based on 5 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
May 2026Blk 204 TO 0665 sqmS$410,000S$6,308 psm×1.000S$6,308 psm
May 2026Blk 204 TO 0665 sqmS$385,000S$5,923 psm×1.000S$5,923 psm
Mar 2026Blk 207 TO 0965 sqmS$400,000S$6,154 psm×0.997S$6,136 psm
Feb 2026Blk 213 TO 1565 sqmS$416,888S$6,414 psm×0.997S$6,395 psm
Jan 2026Blk 210 TO 1265 sqmS$400,000S$6,154 psm×0.997S$6,136 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.

8.27% gross yield

S$33,000 of rent a year against the estimate above · 0.93 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

ApprovedBlockFlatRent a month
Sept 2026223 ROOMS$3,200
Sept 202623 ROOMS$2,950
Sept 202613 ROOMS$2,700
Sept 202613 ROOMS$2,500
Aug 202623 ROOMS$2,900
Aug 202633 ROOMS$2,900
Aug 202623 ROOMS$2,800
Aug 2026223 ROOMS$2,800

median of 60 HDB rental approvals for 3 ROOM on Bedok Sth Ave 1 since 2025-10.

Buying or selling at S$398,821?

Buying: Stamp duty on S$398,821 · Cash and CPF needed on S$398,821 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$398,821.

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

Primary schools near 2 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
May 2026
Blk 2 · 3 ROOM · 04 TO 06 · Improved · 49 years left
65 sqmS$385,000S$5,923 psm
May 2026
Blk 2 · 3 ROOM · 04 TO 06 · Improved · 49 years left
65 sqmS$410,000S$6,308 psm
Mar 2026
Blk 2 · 3 ROOM · 07 TO 09 · Improved · 49 years left
65 sqmS$400,000S$6,154 psm
Feb 2026
Blk 2 · 3 ROOM · 13 TO 15 · Improved · 49 years left
65 sqmS$416,888S$6,414 psm
Jan 2026
Blk 2 · 3 ROOM · 10 TO 12 · Improved · 49 years left
65 sqmS$400,000S$6,154 psm
Oct 2025
Blk 2 · 3 ROOM · 04 TO 06 · Improved · 49 years left
65 sqmS$435,000S$6,692 psm
Aug 2025
Blk 2 · 3 ROOM · 04 TO 06 · Improved · 50 years left
65 sqmS$403,000S$6,200 psm
Feb 2025
Blk 2 · 3 ROOM · 07 TO 09 · Improved · 50 years left
65 sqmS$445,000S$6,846 psm
Jan 2025
Blk 2 · 3 ROOM · 10 TO 12 · Improved · 50 years left
65 sqmS$440,000S$6,769 psm
Nov 2024
Blk 2 · 3 ROOM · 07 TO 09 · Improved · 50 years left
65 sqmS$389,889S$5,998 psm
Jul 2024
Blk 2 · 3 ROOM · 07 TO 09 · Improved · 51 years left
65 sqmS$371,000S$5,708 psm
Jul 2024
Blk 2 · 3 ROOM · 01 TO 03 · Improved · 51 years left
65 sqmS$370,000S$5,692 psm
May 2024
Blk 2 · 3 ROOM · 04 TO 06 · Improved · 51 years left
65 sqmS$395,000S$6,077 psm
May 2024
Blk 2 · 3 ROOM · 10 TO 12 · Improved · 51 years left
65 sqmS$360,000S$5,538 psm
Feb 2024
Blk 2 · 3 ROOM · 01 TO 03 · Improved · 51 years left
65 sqmS$355,000S$5,462 psm
Sept 2023
Blk 2 · 3 ROOM · 04 TO 06 · Improved · 51 years left
65 sqmS$360,000S$5,538 psm
Aug 2023
Blk 2 · 3 ROOM · 01 TO 03 · Improved · 52 years left
excluded: outlier
73 sqmS$360,000S$4,932 psm
Mar 2023
Blk 2 · 3 ROOM · 04 TO 06 · Improved · 52 years left
65 sqmS$345,000S$5,308 psm
Jun 2022
Blk 2 · 3 ROOM · 10 TO 12 · Improved · 53 years left
65 sqmS$300,000S$4,615 psm
Nov 2021
Blk 2 · 3 ROOM · 01 TO 03 · Improved · 53 years left
65 sqmS$322,011S$4,954 psm
Oct 2021
Blk 2 · 3 ROOM · 07 TO 09 · Improved · 53 years left
65 sqmS$285,000S$4,385 psm
See more

Showing 21 of 114.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years43 yearsS$375,588S$414,679S$449,105S$456,960
10 years38 yearsS$350,606S$427,387S$501,295S$518,982

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.