Blk 44 Bedok Sth Rd
Project page · 99-year lease from 1977
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 44 | 13 TO 15 | 84 sqm | S$508,268 | S$6,051 psm | ×1.000 | S$6,051 psm |
| Jun 2026 | Blk 44 | 04 TO 06 | 84 sqm | S$473,000 | S$5,631 psm | ×1.000 | S$5,631 psm |
| Feb 2026 | Blk 44 | 16 TO 18 | 84 sqm | S$510,000 | S$6,071 psm | ×0.997 | S$6,054 psm |
| Dec 2025 | Blk 44 | 04 TO 06 | 84 sqm | S$470,000 | S$5,595 psm | ×0.996 | S$5,573 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.
8.07% gross yield
S$39,600 of rent a year against the estimate above · 0.07 points above 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$490,634?
Buying: Stamp duty on S$490,634 · Cash and CPF needed on S$490,634 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$490,634.
Each opens with this figure filled in; change anything there.
Primary schools near 44 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 · 443 m · no 2025 Phase 2C ballot
- Temasek Primary School · 503 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Fengshan Primary School · 1,343 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- St. Anthony's Canossian Primary School (girls) · 1,430 m · no 2025 Phase 2C ballot
- Red Swastika School · 1,503 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,670 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Opera Estate Primary School · 1,864 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 44 · 4 ROOM · 13 TO 15 · Improved · 50 years left | 84 sqm | S$508,268 | S$6,051 psm |
| Jun 2026 | Blk 44 · 4 ROOM · 04 TO 06 · Improved · 50 years left | 84 sqm | S$473,000 | S$5,631 psm |
| Feb 2026 | Blk 44 · 4 ROOM · 16 TO 18 · Improved · 51 years left | 84 sqm | S$510,000 | S$6,071 psm |
| Dec 2025 | Blk 44 · 4 ROOM · 04 TO 06 · Improved · 51 years left | 84 sqm | S$470,000 | S$5,595 psm |
| Oct 2025 | Blk 44 · 4 ROOM · 04 TO 06 · Improved · 51 years left | 84 sqm | S$465,000 | S$5,536 psm |
| Oct 2024 | Blk 44 · 4 ROOM · 10 TO 12 · Improved · 52 years left | 84 sqm | S$475,000 | S$5,655 psm |
| Jul 2024 | Blk 44 · 4 ROOM · 04 TO 06 · Improved · 52 years left | 84 sqm | S$500,000 | S$5,952 psm |
| Jan 2023 | Blk 44 · 4 ROOM · 01 TO 03 · Improved · 54 years left | 84 sqm | S$375,000 | S$4,464 psm |
| May 2022 | Blk 44 · 4 ROOM · 01 TO 03 · Improved · 54 years left | 84 sqm | S$350,000 | S$4,167 psm |
| Jan 2022 | Blk 44 · 4 ROOM · 04 TO 06 · Improved · 55 years left | 84 sqm | S$378,000 | S$4,500 psm |
| Dec 2021 | Blk 44 · 4 ROOM · 13 TO 15 · Improved · 55 years left | 84 sqm | S$415,000 | S$4,940 psm |
Showing 11 of 49.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 44 · 4 ROOM | S$3,600 | — |
| Aug 2026 | Blk 44 · 4 ROOM | S$3,200 | — |
| Jun 2026 | Blk 44 · 4 ROOM | S$2,600 | — |
| Apr 2026 | Blk 44 · 4 ROOM | S$3,000 | — |
| Mar 2026 | Blk 44 · 4 ROOM | S$3,500 | — |
| Mar 2026 | Blk 44 · 4 ROOM | S$2,400 | — |
| Dec 2025 | Blk 44 · 4 ROOM | S$3,380 | — |
| Nov 2025 | Blk 44 · 4 ROOM | S$3,500 | — |
| Sept 2025 | Blk 44 · 4 ROOM | S$3,600 | — |
| Aug 2025 | Blk 44 · 4 ROOM | S$2,900 | — |
| Apr 2025 | Blk 44 · 4 ROOM | S$3,350 | — |
| Feb 2025 | Blk 44 · 4 ROOM | S$3,400 | — |
| Dec 2024 | Blk 44 · 4 ROOM | S$3,300 | — |
| Dec 2024 | Blk 44 · 4 ROOM | S$3,000 | — |
| Oct 2024 | Blk 44 · 4 ROOM | S$2,850 | — |
| Aug 2024 | Blk 44 · 4 ROOM | S$3,000 | — |
| Jul 2024 | Blk 44 · 4 ROOM | S$2,800 | — |
| Jun 2024 | Blk 44 · 4 ROOM | S$2,500 | — |
| May 2024 | Blk 44 · 4 ROOM | S$3,400 | — |
| Apr 2024 | Blk 44 · 4 ROOM | S$3,600 | — |
| Mar 2024 | Blk 44 · 4 ROOM | S$3,000 | — |
| Jan 2024 | Blk 44 · 4 ROOM | S$1,700 | — |
| Dec 2023 | Blk 44 · 4 ROOM | S$2,900 | — |
| Nov 2023 | Blk 44 · 4 ROOM | S$3,300 | — |
| Oct 2023 | Blk 44 · 4 ROOM | S$2,500 | — |
| Aug 2023 | Blk 44 · 4 ROOM | S$3,600 | — |
| Apr 2023 | Blk 44 · 4 ROOM | S$3,300 | — |
| Apr 2023 | Blk 44 · 4 ROOM | S$1,700 | — |
| Feb 2023 | Blk 44 · 4 ROOM | S$2,500 | — |
| Jan 2023 | Blk 44 · 4 ROOM | S$3,400 | — |
| Jun 2022 | Blk 44 · 4 ROOM | S$2,100 | — |
| Mar 2022 | Blk 44 · 4 ROOM | S$2,100 | — |
| Mar 2022 | Blk 44 · 4 ROOM | S$1,900 | — |
| Dec 2021 | Blk 44 · 4 ROOM | S$2,000 | — |
| Sept 2021 | Blk 44 · 4 ROOM | S$2,200 | — |
| May 2021 | Blk 44 · 4 ROOM | S$2,100 | — |
| Apr 2021 | Blk 44 · 4 ROOM | S$2,300 | — |
| Mar 2021 | Blk 44 · 4 ROOM | S$2,100 | — |
| Feb 2021 | Blk 44 · 4 ROOM | S$1,700 | — |
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$462,053 | S$510,143 | S$552,495 | S$562,158 |
| 10 years | 39 years | S$431,320 | S$525,776 | S$616,699 | S$638,459 |
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.