Blk 20 Bedok Sth Rd
Project page · 99-year lease from 1976
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 20 | 07 TO 09 | 114 sqm | S$720,000 | S$6,316 psm | ×1.000 | S$6,316 psm |
| Apr 2026 | Blk 20 | 13 TO 15 | 114 sqm | S$738,000 | S$6,474 psm | ×1.000 | S$6,474 psm |
| Apr 2026 | Blk 20 | 04 TO 06 | 117 sqm | S$715,888 | S$6,119 psm | ×1.000 | S$6,119 psm |
| Jan 2026 | Blk 20 | 10 TO 12 | 117 sqm | S$748,888 | S$6,401 psm | ×0.997 | S$6,382 psm |
How accurate is this estimate for Bedok Sth Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 72 sales in Bedok Sth Rd since.
- Median error
- 4.1%
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.
6.22% gross yield
S$46,200 of rent a year against the estimate above · 0.45 points above flats like it
Homes like this rent for about S$3,850 a month, the middle of 15 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 | 152A | 5 ROOM | S$4,900 |
| Sept 2026 | 172 | 5 ROOM | S$4,300 |
| Sept 2026 | 19 | 5 ROOM | S$3,800 |
| Aug 2026 | 153A | 5 ROOM | S$5,000 |
| Aug 2026 | 171 | 5 ROOM | S$3,600 |
| Jul 2026 | 19 | 5 ROOM | S$3,900 |
| Jun 2026 | 20 | 5 ROOM | S$4,000 |
| May 2026 | 20 | 5 ROOM | S$3,600 |
median of 15 HDB rental approvals for 5 ROOM on Bedok Sth Rd since 2025-10.
Buying or selling at S$742,813?
Buying: Stamp duty on S$742,813 · Cash and CPF needed on S$742,813 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$742,813.
Each opens with this figure filled in; change anything there.
Primary schools near 20 Bedok Sth 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
- Bedok Green Primary School · 546 m · no 2025 Phase 2C ballot
- Opera Estate Primary School · 971 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Fengshan Primary School · 990 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
1 to 2 km
- Temasek Primary School · 1,274 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,429 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,508 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Stephen's School (boys) · 1,624 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,730 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 20 · 5 ROOM · 07 TO 09 · Standard · 48 years left | 114 sqm | S$720,000 | S$6,316 psm |
| Apr 2026 | Blk 20 · 5 ROOM · 04 TO 06 · Standard · 49 years left | 117 sqm | S$715,888 | S$6,119 psm |
| Apr 2026 | Blk 20 · 5 ROOM · 13 TO 15 · Standard · 49 years left | 114 sqm | S$738,000 | S$6,474 psm |
| Jan 2026 | Blk 20 · 5 ROOM · 10 TO 12 · Standard · 49 years left | 117 sqm | S$748,888 | S$6,401 psm |
| Mar 2025 | Blk 20 · 5 ROOM · 13 TO 15 · Standard · 50 years left | 117 sqm | S$780,000 | S$6,667 psm |
| Dec 2024 | Blk 20 · 5 ROOM · 25 TO 27 · Standard · 50 years left | 117 sqm | S$828,000 | S$7,077 psm |
| Jun 2024 | Blk 20 · 5 ROOM · 16 TO 18 · Standard · 51 years left | 114 sqm | S$780,000 | S$6,842 psm |
| Jun 2024 | Blk 20 · 5 ROOM · 04 TO 06 · Standard · 51 years left | 117 sqm | S$675,000 | S$5,769 psm |
| Apr 2024 | Blk 20 · 5 ROOM · 10 TO 12 · Standard · 51 years left | 117 sqm | S$700,000 | S$5,983 psm |
| Dec 2023 | Blk 20 · 5 ROOM · 22 TO 24 · Standard · 51 years left | 119 sqm | S$760,000 | S$6,387 psm |
| Jan 2023 | Blk 20 · 5 ROOM · 13 TO 15 · Standard · 52 years left | 117 sqm | S$693,000 | S$5,923 psm |
| Sept 2022 | Blk 20 · 5 ROOM · 13 TO 15 · Standard · 53 years left | 114 sqm | S$680,000 | S$5,965 psm |
| Aug 2022 | Blk 20 · 5 ROOM · 13 TO 15 · Standard · 53 years left | 117 sqm | S$740,000 | S$6,325 psm |
| Apr 2022 | Blk 20 · 5 ROOM · 22 TO 24 · Standard · 53 years left | 114 sqm | S$715,000 | S$6,272 psm |
| Apr 2022 | Blk 20 · 5 ROOM · 13 TO 15 · Standard · 53 years left | 114 sqm | S$685,000 | S$6,009 psm |
| Nov 2021 | Blk 20 · 5 ROOM · 07 TO 09 · Standard · 53 years left | 117 sqm | S$680,000 | S$5,812 psm |
Showing 16 of 59.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 20 · 5 ROOM | S$4,000 | — |
| May 2026 | Blk 20 · 5 ROOM | S$3,600 | — |
| Feb 2026 | Blk 20 · 5 ROOM | S$3,600 | — |
| Oct 2025 | Blk 20 · 5 ROOM | S$3,500 | — |
| Sept 2025 | Blk 20 · 5 ROOM | S$2,500 | — |
| Feb 2025 | Blk 20 · 5 ROOM | S$3,800 | — |
| Feb 2025 | Blk 20 · 5 ROOM | S$3,300 | — |
| Nov 2024 | Blk 20 · 5 ROOM | S$3,500 | — |
| Aug 2024 | Blk 20 · 5 ROOM | S$2,500 | — |
| May 2024 | Blk 20 · 5 ROOM | S$3,600 | — |
| Apr 2024 | Blk 20 · 5 ROOM | S$3,600 | — |
| Dec 2023 | Blk 20 · 5 ROOM | S$3,800 | — |
| Dec 2023 | Blk 20 · 5 ROOM | S$3,700 | — |
| Feb 2023 | Blk 20 · 5 ROOM | S$3,000 | — |
| Nov 2022 | Blk 20 · 5 ROOM | S$3,000 | — |
| Oct 2022 | Blk 20 · 5 ROOM | S$2,200 | — |
| Jun 2022 | Blk 20 · 5 ROOM | S$3,100 | — |
| Apr 2022 | Blk 20 · 5 ROOM | S$2,400 | — |
| Dec 2021 | Blk 20 · 5 ROOM | S$2,400 | — |
| Jun 2021 | Blk 20 · 5 ROOM | S$2,200 | — |
| Mar 2021 | Blk 20 · 5 ROOM | S$2,350 | — |
| Mar 2021 | Blk 20 · 5 ROOM | S$2,300 | — |
| Mar 2021 | Blk 20 · 5 ROOM | S$2,200 | — |
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$699,541 | S$772,350 | S$836,470 | S$851,099 |
| 10 years | 38 years | S$653,012 | S$796,018 | S$933,674 | S$966,618 |
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.