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HDB · 460039

Blk 39 Bedok Sth Rd

Project page · 99-year lease from 1978

Indicative value range
S$377,923 – S$403,796
Indicative mid S$392,773 · S$5,862 psm

Based on 14 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
Sept 2026Blk 1801 TO 0365 sqmS$345,000S$5,308 psm×1.000S$5,308 psm
Sept 2026Blk 7101 TO 0367 sqmS$375,000S$5,597 psm×1.000S$5,597 psm
Aug 2026Blk 1801 TO 0365 sqmS$365,000S$5,615 psm×1.000S$5,615 psm
Jul 2026Blk 1813 TO 1565 sqmS$392,000S$6,031 psm×1.000S$6,031 psm
Jul 2026Blk 7107 TO 0967 sqmS$408,000S$6,090 psm×1.000S$6,090 psm
Jul 2026Blk 3913 TO 1567 sqmS$403,000S$6,015 psm×1.000S$6,015 psm
Jul 2026Blk 1804 TO 0665 sqmS$381,000S$5,862 psm×1.000S$5,862 psm
Jul 2026Blk 7104 TO 0667 sqmS$383,000S$5,716 psm×1.000S$5,716 psm
Jul 2026Blk 4004 TO 0667 sqmS$365,000S$5,448 psm×1.000S$5,448 psm
Jul 2026Blk 1807 TO 0973 sqmS$428,000S$5,863 psm×1.000S$5,863 psm
May 2026Blk 7010 TO 1267 sqmS$394,000S$5,881 psm×1.000S$5,881 psm
May 2026Blk 7116 TO 1867 sqmS$390,000S$5,821 psm×1.000S$5,821 psm
Mar 2026Blk 1813 TO 1565 sqmS$420,000S$6,462 psm×0.997S$6,442 psm
Dec 2025Blk 1813 TO 1565 sqmS$420,000S$6,462 psm×0.996S$6,436 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.

8.55% gross yield

S$33,600 of rent a year against the estimate above · 0.55 points above flats like it

Homes like this rent for about S$2,800 a month, the middle of 52 approvals in the last year.

In Bedok, flats of this type with 50 to 59 years of lease left yield 8.00%, from 56 blocks.

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 2026403 ROOMS$3,000
Sept 2026403 ROOMS$2,900
Sept 2026183 ROOMS$2,900
Sept 2026183 ROOMS$2,800
Aug 2026703 ROOMS$3,000
Aug 2026703 ROOMS$2,900
Aug 2026403 ROOMS$2,800
Aug 2026183 ROOMS$2,700

median of 52 HDB rental approvals for 3 ROOM on Bedok Sth Rd since 2025-10.

Buying or selling at S$392,773?

Buying: Stamp duty on S$392,773 · Cash and CPF needed on S$392,773 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$392,773.

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

Primary schools near 39 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Blk 39 · 3 ROOM · 13 TO 15 · New Generation · 51 years left
67 sqmS$403,000S$6,015 psm
Jun 2026
Blk 39 · 3 ROOM · 13 TO 15 · New Generation · 51 years left
82 sqmS$480,000S$5,854 psm
Jul 2025
Blk 39 · 4 ROOM · 10 TO 12 · New Generation · 52 years left
92 sqmS$520,000S$5,652 psm
Jul 2025
Blk 39 · 3 ROOM · 01 TO 03 · New Generation · 52 years left
67 sqmS$410,000S$6,119 psm
Jun 2025
Blk 39 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
67 sqmS$448,000S$6,687 psm
Apr 2025
Blk 39 · 3 ROOM · 04 TO 06 · New Generation · 53 years left
67 sqmS$410,000S$6,119 psm
Apr 2025
Blk 39 · 3 ROOM · 13 TO 15 · New Generation · 53 years left
82 sqmS$478,000S$5,829 psm
Feb 2025
Blk 39 · 3 ROOM · 07 TO 09 · New Generation · 53 years left
67 sqmS$430,000S$6,418 psm
Nov 2024
Blk 39 · 4 ROOM · 04 TO 06 · New Generation · 53 years left
92 sqmS$500,000S$5,435 psm
Oct 2024
Blk 39 · 3 ROOM · 07 TO 09 · New Generation · 53 years left
67 sqmS$400,000S$5,970 psm
Aug 2024
Blk 39 · 4 ROOM · 07 TO 09 · New Generation · 53 years left
92 sqmS$508,888S$5,531 psm
Feb 2024
Blk 39 · 4 ROOM · 01 TO 03 · New Generation · 54 years left
92 sqmS$438,000S$4,761 psm
Jan 2024
Blk 39 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
67 sqmS$375,000S$5,597 psm
Aug 2023
Blk 39 · 4 ROOM · 07 TO 09 · New Generation · 54 years left
92 sqmS$468,000S$5,087 psm
Jul 2023
Blk 39 · 3 ROOM · 13 TO 15 · New Generation · 54 years left
67 sqmS$390,000S$5,821 psm
May 2023
Blk 39 · 3 ROOM · 13 TO 15 · New Generation · 54 years left
67 sqmS$380,000S$5,672 psm
Feb 2023
Blk 39 · 4 ROOM · 13 TO 15 · New Generation · 55 years left
92 sqmS$480,000S$5,217 psm
Feb 2023
Blk 39 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
67 sqmS$348,000S$5,194 psm
Sept 2022
Blk 39 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
67 sqmS$338,000S$5,045 psm
Jun 2022
Blk 39 · 3 ROOM · 13 TO 15 · New Generation · 55 years left
67 sqmS$320,000S$4,776 psm
Jan 2022
Blk 39 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
67 sqmS$310,000S$4,627 psm
See more

Showing 21 of 93.

Sale prices as filed in caveats.

Where the lease takes this

About 50 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 years45 yearsS$372,988S$411,809S$445,997S$453,797
10 years40 yearsS$351,260S$428,184S$502,230S$519,950

On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.