Blk 8 Bedok Sth Ave 2
Project page · 99-year lease from 1976
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 34 | 01 TO 03 | 90 sqm | S$445,000 | S$4,944 psm | ×1.000 | S$4,944 psm |
| Sept 2026 | Blk 34 | 04 TO 06 | 90 sqm | S$500,000 | S$5,556 psm | ×1.000 | S$5,556 psm |
| Sept 2026 | Blk 5 | 13 TO 15 | 82 sqm | S$529,000 | S$6,451 psm | ×1.000 | S$6,451 psm |
| Aug 2026 | Blk 6 | 01 TO 03 | 82 sqm | S$430,000 | S$5,244 psm | ×1.000 | S$5,244 psm |
| Jun 2026 | Blk 35 | 16 TO 18 | 90 sqm | S$510,000 | S$5,667 psm | ×1.000 | S$5,667 psm |
| Jun 2026 | Blk 36 | 13 TO 15 | 84 sqm | S$477,000 | S$5,679 psm | ×1.000 | S$5,679 psm |
| May 2026 | Blk 34 | 13 TO 15 | 90 sqm | S$450,000 | S$5,000 psm | ×1.000 | S$5,000 psm |
| May 2026 | Blk 7 | 13 TO 15 | 82 sqm | S$460,000 | S$5,610 psm | ×1.000 | S$5,610 psm |
| May 2026 | Blk 34 | 13 TO 15 | 90 sqm | S$475,000 | S$5,278 psm | ×1.000 | S$5,278 psm |
| May 2026 | Blk 34 | 07 TO 09 | 90 sqm | S$490,000 | S$5,444 psm | ×1.000 | S$5,444 psm |
| Apr 2026 | Blk 5 | 01 TO 03 | 82 sqm | S$520,000 | S$6,341 psm | ×1.000 | S$6,341 psm |
| Apr 2026 | Blk 8 | 01 TO 03 | 82 sqm | S$470,000 | S$5,732 psm | ×1.000 | S$5,732 psm |
| Apr 2026 | Blk 37 | 01 TO 03 | 84 sqm | S$468,000 | S$5,571 psm | ×1.000 | S$5,571 psm |
| Jan 2026 | Blk 36 | 01 TO 03 | 84 sqm | S$425,000 | S$5,060 psm | ×0.997 | S$5,045 psm |
| Dec 2025 | Blk 37 | 04 TO 06 | 84 sqm | S$478,000 | S$5,690 psm | ×0.996 | S$5,668 psm |
| Dec 2025 | Blk 7 | 01 TO 03 | 82 sqm | S$512,000 | S$6,244 psm | ×0.996 | S$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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 35 | 4 ROOM | S$3,700 |
| Sept 2026 | 37 | 4 ROOM | S$3,400 |
| Aug 2026 | 5 | 4 ROOM | S$3,600 |
| Aug 2026 | 34 | 4 ROOM | S$3,300 |
| Aug 2026 | 5 | 4 ROOM | S$3,200 |
| Jul 2026 | 7 | 4 ROOM | S$3,550 |
| Jul 2026 | 37 | 4 ROOM | S$3,500 |
| Jul 2026 | 6 | 4 ROOM | S$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 8 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
- Bedok Green Primary School · 158 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 778 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Red Swastika School · 1,129 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Temasek Primary School · 1,130 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,246 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Opera Estate Primary School · 1,284 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,333 m · no 2025 Phase 2C ballot
- St. Stephen's School (boys) · 1,931 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 8 · 4 ROOM · 01 TO 03 · Improved · 49 years left | 82 sqm | S$470,000 | S$5,732 psm |
| Dec 2024 | Blk 8 · 4 ROOM · 10 TO 12 · Improved · 50 years left | 82 sqm | S$440,000 | S$5,366 psm |
| Apr 2024 | Blk 8 · 4 ROOM · 04 TO 06 · Improved · 51 years left | 82 sqm | S$445,000 | S$5,427 psm |
| Apr 2024 | Blk 8 · 4 ROOM · 13 TO 15 · Improved · 51 years left | 82 sqm | S$436,000 | S$5,317 psm |
| Apr 2024 | Blk 8 · 4 ROOM · 10 TO 12 · Improved · 51 years left | 82 sqm | S$432,000 | S$5,268 psm |
| Jan 2024 | Blk 8 · 4 ROOM · 01 TO 03 · Improved · 51 years left | 82 sqm | S$430,000 | S$5,244 psm |
| Apr 2023 | Blk 8 · 4 ROOM · 13 TO 15 · Improved · 52 years left | 82 sqm | S$416,000 | S$5,073 psm |
| Mar 2023 | Blk 8 · 4 ROOM · 10 TO 12 · Improved · 52 years left | 82 sqm | S$450,000 | S$5,488 psm |
| Dec 2022 | Blk 8 · 4 ROOM · 07 TO 09 · Improved · 52 years left | 82 sqm | S$450,000 | S$5,488 psm |
Showing 9 of 41.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 8 · 4 ROOM | S$2,900 | — |
| Jun 2026 | Blk 8 · 4 ROOM | S$3,400 | — |
| Oct 2025 | Blk 8 · 4 ROOM | S$3,600 | — |
| Oct 2025 | Blk 8 · 4 ROOM | S$3,500 | — |
| Oct 2025 | Blk 8 · 4 ROOM | S$2,900 | — |
| May 2025 | Blk 8 · 4 ROOM | S$3,200 | — |
| Apr 2025 | Blk 8 · 4 ROOM | S$3,520 | — |
| Jul 2024 | Blk 8 · 4 ROOM | S$2,900 | — |
| Jun 2024 | Blk 8 · 4 ROOM | S$3,500 | — |
| Jun 2024 | Blk 8 · 4 ROOM | S$2,800 | — |
| May 2024 | Blk 8 · 4 ROOM | S$3,400 | — |
| Oct 2023 | Blk 8 · 4 ROOM | S$3,600 | — |
| Oct 2023 | Blk 8 · 4 ROOM | S$2,300 | — |
| Jul 2023 | Blk 8 · 4 ROOM | S$3,300 | — |
| Mar 2023 | Blk 8 · 4 ROOM | S$3,200 | — |
| Aug 2022 | Blk 8 · 4 ROOM | S$2,300 | — |
| May 2022 | Blk 8 · 4 ROOM | S$2,800 | — |
| Oct 2021 | Blk 8 · 4 ROOM | S$2,500 | — |
| Sept 2021 | Blk 8 · 4 ROOM | S$2,150 | — |
| Aug 2021 | Blk 8 · 4 ROOM | S$2,500 | — |
| May 2021 | Blk 8 · 4 ROOM | S$1,900 | — |
| Apr 2021 | Blk 8 · 4 ROOM | S$1,900 | — |
| Mar 2021 | Blk 8 · 4 ROOM | S$2,000 | — |
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$431,724 | S$476,658 | S$516,230 | S$525,258 |
| 10 years | 38 years | S$403,008 | S$491,265 | S$576,220 | S$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.