Blk 22 Bedok Sth Ave 1
Project page · 99-year lease from 1977
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 22 | 07 TO 09 | 73 sqm | S$455,000 | S$6,233 psm | ×1.000 | S$6,233 psm |
| Feb 2026 | Blk 22 | 10 TO 12 | 73 sqm | S$439,000 | S$6,014 psm | ×0.997 | S$5,996 psm |
| Dec 2025 | Blk 22 | 07 TO 09 | 73 sqm | S$457,000 | S$6,260 psm | ×0.996 | S$6,236 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.
7.25% gross yield
S$33,000 of rent a year against the estimate above · 1.95 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$455,000?
Buying: Stamp duty on S$455,000 · Cash and CPF needed on S$455,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$455,000.
Each opens with this figure filled in; change anything there.
Primary schools near 22 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 · 509 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 661 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Opera Estate Primary School · 949 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Red Swastika School · 1,119 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,179 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Temasek Primary School · 1,453 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,504 m · no 2025 Phase 2C ballot
- St. Stephen's School (boys) · 1,587 m · no 2025 Phase 2C ballot
- Damai Primary School · 1,790 m
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 22 · 3 ROOM · 07 TO 09 · New Generation · 50 years left | 73 sqm | S$455,000 | S$6,233 psm |
| Feb 2026 | Blk 22 · 3 ROOM · 10 TO 12 · New Generation · 50 years left | 73 sqm | S$439,000 | S$6,014 psm |
| Dec 2025 | Blk 22 · 3 ROOM · 07 TO 09 · New Generation · 51 years left | 73 sqm | S$457,000 | S$6,260 psm |
| Sept 2025 | Blk 22 · 3 ROOM · 13 TO 15 · New Generation · 51 years left | 73 sqm | S$435,000 | S$5,959 psm |
| Aug 2025 | Blk 22 · 3 ROOM · 07 TO 09 · New Generation · 51 years left | 73 sqm | S$465,000 | S$6,370 psm |
| Jun 2025 | Blk 22 · 3 ROOM · 01 TO 03 · New Generation · 51 years left | 73 sqm | S$442,000 | S$6,055 psm |
| Apr 2025 | Blk 22 · 3 ROOM · 07 TO 09 · New Generation · 51 years left | 73 sqm | S$480,000 | S$6,575 psm |
| Mar 2025 | Blk 22 · 4 ROOM · 10 TO 12 · New Generation · 51 years left | 98 sqm | S$610,000 | S$6,224 psm |
| Aug 2024 | Blk 22 · 4 ROOM · 10 TO 12 · New Generation · 52 years left | 98 sqm | S$570,000 | S$5,816 psm |
| May 2024 | Blk 22 · 3 ROOM · 10 TO 12 · New Generation · 52 years left | 73 sqm | S$450,000 | S$6,164 psm |
| Feb 2024 | Blk 22 · 3 ROOM · 13 TO 15 · New Generation · 52 years left | 73 sqm | S$450,000 | S$6,164 psm |
| Aug 2023 | Blk 22 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 73 sqm | S$378,000 | S$5,178 psm |
| Jun 2023 | Blk 22 · 3 ROOM · 01 TO 03 · New Generation · 53 years left | 73 sqm | S$410,000 | S$5,616 psm |
| May 2023 | Blk 22 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 73 sqm | S$383,000 | S$5,247 psm |
| Mar 2023 | Blk 22 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 73 sqm | S$395,000 | S$5,411 psm |
| Jan 2023 | Blk 22 · 3 ROOM · 01 TO 03 · New Generation · 53 years left | 73 sqm | S$375,000 | S$5,137 psm |
| Oct 2022 | Blk 22 · 3 ROOM · 13 TO 15 · New Generation · 54 years left | 73 sqm | S$408,888 | S$5,601 psm |
| Oct 2022 | Blk 22 · 3 ROOM · 10 TO 12 · New Generation · 54 years left | 73 sqm | S$405,000 | S$5,548 psm |
| Aug 2022 | Blk 22 · 4 ROOM · 04 TO 06 · New Generation · 54 years left | 98 sqm | S$468,000 | S$4,776 psm |
| Jul 2022 | Blk 22 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 73 sqm | S$390,000 | S$5,342 psm |
| Mar 2022 | Blk 22 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 73 sqm | S$340,000 | S$4,658 psm |
| Feb 2022 | Blk 22 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 73 sqm | S$335,000 | S$4,589 psm |
| Nov 2021 | Blk 22 · 3 ROOM · 07 TO 09 · New Generation · 55 years left | 73 sqm | S$365,000 | S$5,000 psm |
Showing 23 of 77.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 22 · 3 ROOM | S$3,200 | — |
| Aug 2026 | Blk 22 · 3 ROOM | S$2,800 | — |
| Jun 2026 | Blk 22 · 3 ROOM | S$2,500 | — |
| Mar 2026 | Blk 22 · 3 ROOM | S$2,400 | — |
| Jan 2026 | Blk 22 · 3 ROOM | S$3,000 | — |
| Dec 2025 | Blk 22 · 3 ROOM | S$3,200 | — |
| Sept 2025 | Blk 22 · 3 ROOM | S$1,800 | — |
| Jul 2025 | Blk 22 · 3 ROOM | S$3,200 | — |
| Jul 2025 | Blk 22 · 3 ROOM | S$2,700 | — |
| Apr 2025 | Blk 22 · 3 ROOM | S$2,700 | — |
| Feb 2025 | Blk 22 · 3 ROOM | S$2,100 | — |
| Jan 2025 | Blk 22 · 3 ROOM | S$2,800 | — |
| Jan 2025 | Blk 22 · 3 ROOM | S$2,500 | — |
| Dec 2024 | Blk 22 · 3 ROOM | S$3,150 | — |
| Oct 2024 | Blk 22 · 3 ROOM | S$2,900 | — |
| Sept 2024 | Blk 22 · 3 ROOM | S$2,900 | — |
| Jul 2024 | Blk 22 · 4 ROOM | S$2,900 | — |
| Jul 2024 | Blk 22 · 3 ROOM | S$2,500 | — |
| May 2024 | Blk 22 · 3 ROOM | S$3,300 | — |
| Apr 2024 | Blk 22 · 3 ROOM | S$3,200 | — |
| Mar 2024 | Blk 22 · 3 ROOM | S$2,700 | — |
| Mar 2024 | Blk 22 · 3 ROOM | S$2,400 | — |
| Oct 2023 | Blk 22 · 3 ROOM | S$2,500 | — |
| Aug 2023 | Blk 22 · 3 ROOM | S$1,500 | — |
| Jul 2023 | Blk 22 · 3 ROOM | S$2,700 | — |
| Jul 2023 | Blk 22 · 3 ROOM | S$2,500 | — |
| May 2023 | Blk 22 · 3 ROOM | S$2,400 | — |
| Apr 2023 | Blk 22 · 3 ROOM | S$2,100 | — |
| Mar 2023 | Blk 22 · 3 ROOM | S$2,700 | — |
| Jan 2023 | Blk 22 · 3 ROOM | S$2,400 | — |
| Dec 2022 | Blk 22 · 4 ROOM | S$3,950 | — |
| Nov 2022 | Blk 22 · 3 ROOM | S$2,000 | — |
| Jul 2022 | Blk 22 · 3 ROOM | S$2,600 | — |
| Apr 2022 | Blk 22 · 3 ROOM | S$3,000 | — |
| Mar 2022 | Blk 22 · 3 ROOM | S$2,100 | — |
| Feb 2022 | Blk 22 · 4 ROOM | S$2,300 | — |
| Feb 2022 | Blk 22 · 3 ROOM | S$2,150 | — |
| Jan 2022 | Blk 22 · 3 ROOM | S$2,100 | — |
| Nov 2021 | Blk 22 · 3 ROOM | S$1,700 | — |
| Oct 2021 | Blk 22 · 3 ROOM | S$1,700 | — |
| Sept 2021 | Blk 22 · 3 ROOM | S$1,950 | — |
| Aug 2021 | Blk 22 · 3 ROOM | S$1,800 | — |
| Aug 2021 | Blk 22 · 3 ROOM | S$1,500 | — |
| Jul 2021 | Blk 22 · 3 ROOM | S$2,400 | — |
| Apr 2021 | Blk 22 · 3 ROOM | S$1,700 | — |
| Mar 2021 | Blk 22 · 3 ROOM | S$1,500 | — |
| Feb 2021 | Blk 22 · 3 ROOM | S$1,650 | — |
| Jan 2021 | Blk 22 · 3 ROOM | S$2,000 | — |
| Jan 2021 | Blk 22 · 3 ROOM | S$1,800 | — |
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 49 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 | 44 years | S$428,495 | S$473,093 | S$512,369 | S$521,329 |
| 10 years | 39 years | S$399,994 | S$487,590 | S$571,910 | S$592,089 |
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.