Blk 72 Bedok Sth Ave 3
Project page · 99-year lease from 1978
Based on 5 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 68 | 16 TO 18 | 125 sqm | S$825,000 | S$6,600 psm | ×1.000 | S$6,600 psm |
| Apr 2026 | Blk 68 | 04 TO 06 | 123 sqm | S$710,000 | S$5,772 psm | ×1.000 | S$5,772 psm |
| Jan 2026 | Blk 67 | 16 TO 18 | 123 sqm | S$905,000 | S$7,358 psm | ×0.997 | S$7,336 psm |
| Jan 2026 | Blk 66 | 04 TO 06 | 123 sqm | S$820,888 | S$6,674 psm | ×0.997 | S$6,654 psm |
| Nov 2025 | Blk 66 | 07 TO 09 | 123 sqm | S$850,000 | S$6,911 psm | ×0.996 | S$6,883 psm |
How accurate is this estimate for Bedok Sth Ave 3?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 17 sales in Bedok Sth Ave 3 since.
- Median error
- 7.7%
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.
5.57% gross yield
S$45,600 of rent a year against the estimate above · 0.31 points below flats like it
Homes like this rent for about S$3,800 a month, the middle of 11 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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 |
|---|---|---|---|
| Aug 2026 | 67 | 5 ROOM | S$4,000 |
| Jul 2026 | 66 | 5 ROOM | S$3,500 |
| Jul 2026 | 66 | 5 ROOM | S$3,500 |
| Jun 2026 | 66 | 5 ROOM | S$3,800 |
| May 2026 | 156 | 5 ROOM | S$4,500 |
| May 2026 | 72 | 5 ROOM | S$3,900 |
| May 2026 | 66 | 5 ROOM | S$3,800 |
| May 2026 | 68 | 5 ROOM | S$3,800 |
median of 11 HDB rental approvals for 5 ROOM on Bedok Sth Ave 3 since 2025-10.
Buying or selling at S$818,467?
Buying: Stamp duty on S$818,467 · Cash and CPF needed on S$818,467 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$818,467.
Each opens with this figure filled in; change anything there.
Primary schools near 72 Bedok Sth Ave 3
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
- Temasek Primary School · 297 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bedok Green Primary School · 675 m · no 2025 Phase 2C ballot
1 to 2 km
- St. Anthony's Canossian Primary School (girls) · 1,547 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 1,570 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Red Swastika School · 1,689 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,864 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2024 | Blk 72 · 5 ROOM · 04 TO 06 · Standard · 53 years left | 123 sqm | S$693,000 | S$5,634 psm |
| Sept 2023 | Blk 72 · 5 ROOM · 13 TO 15 · Standard · 54 years left | 123 sqm | S$648,000 | S$5,268 psm |
| Sept 2022 | Blk 72 · 5 ROOM · 16 TO 18 · Standard · 55 years left | 123 sqm | S$690,000 | S$5,610 psm |
| Jul 2022 | Blk 72 · 5 ROOM · 16 TO 18 · Standard · 55 years left | 123 sqm | S$625,000 | S$5,081 psm |
| Jul 2022 | Blk 72 · 5 ROOM · 04 TO 06 · Standard · 55 years left | 123 sqm | S$615,000 | S$5,000 psm |
| Dec 2021 | Blk 72 · 5 ROOM · 19 TO 21 · Standard · 56 years left | 123 sqm | S$660,000 | S$5,366 psm |
| Oct 2021 | Blk 72 · 5 ROOM · 04 TO 06 · Standard · 56 years left | 123 sqm | S$578,888 | S$4,706 psm |
Showing 7 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 72 · 5 ROOM | S$3,900 | — |
| Jan 2026 | Blk 72 · 5 ROOM | S$4,200 | — |
| Nov 2025 | Blk 72 · 5 ROOM | S$3,600 | — |
| Mar 2025 | Blk 72 · 5 ROOM | S$3,400 | — |
| Feb 2025 | Blk 72 · 5 ROOM | S$4,300 | — |
| Dec 2024 | Blk 72 · 5 ROOM | S$3,800 | — |
| Dec 2024 | Blk 72 · 5 ROOM | S$3,600 | — |
| Jun 2024 | Blk 72 · 5 ROOM | S$3,400 | — |
| Mar 2024 | Blk 72 · 5 ROOM | S$4,200 | — |
| Dec 2023 | Blk 72 · 5 ROOM | S$3,600 | — |
| Dec 2022 | Blk 72 · 5 ROOM | S$3,000 | — |
| Oct 2022 | Blk 72 · 5 ROOM | S$2,800 | — |
| Jun 2022 | Blk 72 · 5 ROOM | S$2,700 | — |
| Feb 2022 | Blk 72 · 5 ROOM | S$2,700 | — |
| Feb 2022 | Blk 72 · 5 ROOM | S$2,300 | — |
| Dec 2021 | Blk 72 · 5 ROOM | S$2,500 | — |
| Nov 2021 | Blk 72 · 5 ROOM | S$2,100 | — |
| Apr 2021 | Blk 72 · 5 ROOM | S$2,250 | — |
| Jan 2021 | Blk 72 · 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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 45 years | S$777,239 | S$858,134 | S$929,376 | S$945,630 |
| 10 years | 40 years | S$731,961 | S$892,257 | S$1,046,555 | S$1,083,481 |
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.