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HDB · 460007

Blk 7 Bedok Sth Ave 2

Project page · 99-year lease from 1976

Indicative value range
S$432,083 – S$466,733
Indicative mid S$458,429 · S$5,591 psm

Based on 16 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 3401 TO 0390 sqmS$445,000S$4,944 psm×1.000S$4,944 psm
Sept 2026Blk 3404 TO 0690 sqmS$500,000S$5,556 psm×1.000S$5,556 psm
Sept 2026Blk 513 TO 1582 sqmS$529,000S$6,451 psm×1.000S$6,451 psm
Aug 2026Blk 601 TO 0382 sqmS$430,000S$5,244 psm×1.000S$5,244 psm
Jun 2026Blk 3516 TO 1890 sqmS$510,000S$5,667 psm×1.000S$5,667 psm
Jun 2026Blk 3613 TO 1584 sqmS$477,000S$5,679 psm×1.000S$5,679 psm
May 2026Blk 3413 TO 1590 sqmS$450,000S$5,000 psm×1.000S$5,000 psm
May 2026Blk 713 TO 1582 sqmS$460,000S$5,610 psm×1.000S$5,610 psm
May 2026Blk 3413 TO 1590 sqmS$475,000S$5,278 psm×1.000S$5,278 psm
May 2026Blk 3407 TO 0990 sqmS$490,000S$5,444 psm×1.000S$5,444 psm
Apr 2026Blk 501 TO 0382 sqmS$520,000S$6,341 psm×1.000S$6,341 psm
Apr 2026Blk 801 TO 0382 sqmS$470,000S$5,732 psm×1.000S$5,732 psm
Apr 2026Blk 3701 TO 0384 sqmS$468,000S$5,571 psm×1.000S$5,571 psm
Jan 2026Blk 3601 TO 0384 sqmS$425,000S$5,060 psm×0.997S$5,045 psm
Dec 2025Blk 3704 TO 0684 sqmS$478,000S$5,690 psm×0.996S$5,668 psm
Dec 2025Blk 701 TO 0382 sqmS$512,000S$6,244 psm×0.996S$6,219 psm

How accurate is this estimate for Bedok Sth Ave 2?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 33 sales in Bedok Sth Ave 2 since.

Median error
7.0%

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.

8.64% gross yield

S$39,600 of rent a year against the estimate above · 0.64 points above flats like it

Homes like this rent for about S$3,300 a month, the middle of 51 approvals in the last year.

Across Singapore, flats of this type with 40 to 49 years of lease left yield 8.00%, from 23 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 2026354 ROOMS$3,700
Sept 2026374 ROOMS$3,400
Aug 202654 ROOMS$3,600
Aug 2026344 ROOMS$3,300
Aug 202654 ROOMS$3,200
Jul 202674 ROOMS$3,550
Jul 2026374 ROOMS$3,500
Jul 202664 ROOMS$3,400

median of 51 HDB rental approvals for 4 ROOM on Bedok Sth Ave 2 since 2025-10.

Buying or selling at S$458,429?

Buying: Stamp duty on S$458,429 · Cash and CPF needed on S$458,429 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$458,429.

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

Primary schools near 7 Bedok Sth Ave 2

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 7 · 4 ROOM · 13 TO 15 · Improved · 49 years left
82 sqmS$460,000S$5,610 psm
Dec 2025
Blk 7 · 4 ROOM · 01 TO 03 · Improved · 49 years left
82 sqmS$512,000S$6,244 psm
May 2025
Blk 7 · 4 ROOM · 13 TO 15 · Improved · 50 years left
82 sqmS$508,000S$6,195 psm
May 2025
Blk 7 · 4 ROOM · 04 TO 06 · Improved · 50 years left
82 sqmS$480,000S$5,854 psm
Apr 2025
Blk 7 · 4 ROOM · 04 TO 06 · Improved · 50 years left
82 sqmS$475,000S$5,793 psm
Oct 2024
Blk 7 · 4 ROOM · 04 TO 06 · Improved · 50 years left
82 sqmS$453,888S$5,535 psm
Sept 2024
Blk 7 · 4 ROOM · 10 TO 12 · Improved · 50 years left
82 sqmS$470,000S$5,732 psm
Aug 2024
Blk 7 · 4 ROOM · 13 TO 15 · Improved · 51 years left
82 sqmS$472,888S$5,767 psm
Mar 2024
Blk 7 · 4 ROOM · 01 TO 03 · Improved · 51 years left
82 sqmS$420,000S$5,122 psm
Sept 2023
Blk 7 · 4 ROOM · 07 TO 09 · Improved · 51 years left
82 sqmS$430,000S$5,244 psm
May 2023
Blk 7 · 4 ROOM · 01 TO 03 · Improved · 52 years left
82 sqmS$368,000S$4,488 psm
See more

Showing 11 of 48.

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$431,724S$476,658S$516,230S$525,258
10 years38 yearsS$403,008S$491,265S$576,220S$596,551

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.