Blk 41 Bedok Sth Rd
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 41 | 13 TO 15 | 84 sqm | S$520,000 | S$6,190 psm | ×1.000 | S$6,190 psm |
| Dec 2025 | Blk 41 | 13 TO 15 | 84 sqm | S$488,000 | S$5,810 psm | ×0.996 | S$5,787 psm |
| Nov 2025 | Blk 41 | 10 TO 12 | 84 sqm | S$510,000 | S$6,071 psm | ×0.996 | S$6,048 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.
7.80% gross yield
S$39,600 of rent a year against the estimate above · 0.2 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 58 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 | 152C | 4 ROOM | S$4,000 |
| Sept 2026 | 154A | 4 ROOM | S$3,900 |
| Sept 2026 | 172 | 4 ROOM | S$3,400 |
| Sept 2026 | 42 | 4 ROOM | S$3,400 |
| Sept 2026 | 41 | 4 ROOM | S$3,000 |
| Aug 2026 | 154B | 4 ROOM | S$4,000 |
| Aug 2026 | 44 | 4 ROOM | S$3,600 |
| Aug 2026 | 70 | 4 ROOM | S$3,600 |
median of 58 HDB rental approvals for 4 ROOM on Bedok Sth Rd since 2025-10.
Buying or selling at S$507,997?
Buying: Stamp duty on S$507,997 · Cash and CPF needed on S$507,997 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$507,997.
Each opens with this figure filled in; change anything there.
Primary schools near 41 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 · 373 m · no 2025 Phase 2C ballot
- Temasek Primary School · 574 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Fengshan Primary School · 1,275 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- St. Anthony's Canossian Primary School (girls) · 1,432 m · no 2025 Phase 2C ballot
- Red Swastika School · 1,466 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,626 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Opera Estate Primary School · 1,767 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 41 · 4 ROOM · 13 TO 15 · Improved · 50 years left | 84 sqm | S$520,000 | S$6,190 psm |
| Dec 2025 | Blk 41 · 4 ROOM · 13 TO 15 · Improved · 51 years left | 84 sqm | S$488,000 | S$5,810 psm |
| Nov 2025 | Blk 41 · 4 ROOM · 10 TO 12 · Improved · 51 years left | 84 sqm | S$510,000 | S$6,071 psm |
| Oct 2025 | Blk 41 · 4 ROOM · 07 TO 09 · Improved · 51 years left | 84 sqm | S$486,000 | S$5,786 psm |
| May 2025 | Blk 41 · 4 ROOM · 04 TO 06 · Improved · 51 years left | 84 sqm | S$470,000 | S$5,595 psm |
| Sept 2024 | Blk 41 · 4 ROOM · 10 TO 12 · Improved · 52 years left | 84 sqm | S$503,000 | S$5,988 psm |
| Mar 2024 | Blk 41 · 4 ROOM · 10 TO 12 · Improved · 53 years left | 84 sqm | S$478,000 | S$5,690 psm |
| Dec 2023 | Blk 41 · 4 ROOM · 13 TO 15 · Improved · 53 years left | 84 sqm | S$500,000 | S$5,952 psm |
| Oct 2023 | Blk 41 · 4 ROOM · 04 TO 06 · Improved · 53 years left | 84 sqm | S$420,000 | S$5,000 psm |
| Apr 2023 | Blk 41 · 4 ROOM · 10 TO 12 · Improved · 54 years left | 84 sqm | S$435,000 | S$5,179 psm |
| Dec 2022 | Blk 41 · 4 ROOM · 04 TO 06 · Improved · 54 years left | 84 sqm | S$410,000 | S$4,881 psm |
| Jun 2022 | Blk 41 · 4 ROOM · 07 TO 09 · Improved · 54 years left | 84 sqm | S$410,000 | S$4,881 psm |
| Jun 2022 | Blk 41 · 4 ROOM · 01 TO 03 · Improved · 54 years left | 84 sqm | S$360,000 | S$4,286 psm |
| Mar 2022 | Blk 41 · 4 ROOM · 04 TO 06 · Improved · 55 years left | 84 sqm | S$368,000 | S$4,381 psm |
| Oct 2021 | Blk 41 · 4 ROOM · 07 TO 09 · Improved · 55 years left | 84 sqm | S$395,000 | S$4,702 psm |
Showing 15 of 49.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 41 · 4 ROOM | S$3,000 | — |
| May 2026 | Blk 41 · 4 ROOM | S$2,900 | — |
| Apr 2026 | Blk 41 · 4 ROOM | S$3,300 | — |
| Mar 2026 | Blk 41 · 4 ROOM | S$2,500 | — |
| Feb 2026 | Blk 41 · 4 ROOM | S$3,000 | — |
| Jan 2026 | Blk 41 · 4 ROOM | S$3,200 | — |
| Dec 2025 | Blk 41 · 4 ROOM | S$3,400 | — |
| Nov 2025 | Blk 41 · 4 ROOM | S$3,400 | — |
| Sept 2025 | Blk 41 · 4 ROOM | S$3,000 | — |
| Apr 2025 | Blk 41 · 4 ROOM | S$3,450 | — |
| Nov 2024 | Blk 41 · 4 ROOM | S$2,100 | — |
| Oct 2024 | Blk 41 · 4 ROOM | S$3,500 | — |
| Jun 2024 | Blk 41 · 4 ROOM | S$2,900 | — |
| May 2024 | Blk 41 · 4 ROOM | S$2,800 | — |
| Apr 2024 | Blk 41 · 4 ROOM | S$3,400 | — |
| Mar 2024 | Blk 41 · 4 ROOM | S$2,300 | — |
| Dec 2023 | Blk 41 · 4 ROOM | S$3,600 | — |
| Dec 2023 | Blk 41 · 4 ROOM | S$3,400 | — |
| Sept 2023 | Blk 41 · 4 ROOM | S$2,200 | — |
| Apr 2023 | Blk 41 · 4 ROOM | S$2,700 | — |
| Jan 2023 | Blk 41 · 4 ROOM | S$2,400 | — |
| Dec 2022 | Blk 41 · 4 ROOM | S$2,000 | — |
| Nov 2022 | Blk 41 · 4 ROOM | S$2,100 | — |
| Jun 2022 | Blk 41 · 4 ROOM | S$2,100 | — |
| Apr 2022 | Blk 41 · 4 ROOM | S$2,200 | — |
| Apr 2022 | Blk 41 · 4 ROOM | S$2,100 | — |
| Mar 2022 | Blk 41 · 4 ROOM | S$2,100 | — |
| Nov 2021 | Blk 41 · 4 ROOM | S$2,000 | — |
| Jul 2021 | Blk 41 · 4 ROOM | S$1,700 | — |
| May 2021 | Blk 41 · 4 ROOM | S$1,800 | — |
| Apr 2021 | Blk 41 · 4 ROOM | S$2,200 | — |
| Mar 2021 | Blk 41 · 4 ROOM | S$1,800 | — |
| Jan 2021 | Blk 41 · 4 ROOM | S$1,950 | — |
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$478,404 | S$528,197 | S$572,047 | S$582,051 |
| 10 years | 39 years | S$446,583 | S$544,383 | S$638,523 | S$661,053 |
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.