Blk 162 Bedok Sth Rd
Project page · 99-year lease from 1985
Based on 3 sales in projects within 1 km, last 24 months. Search widened 3 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 10E · 591 m | 07 TO 09 | 144 sqm | S$1,138,000 | S$7,903 psm | ×1.000 | S$7,903 psm |
| Jul 2026 | Blk 135 · 880 m | 10 TO 12 | 149 sqm | S$918,888 | S$6,167 psm | ×1.000 | S$6,167 psm |
| Jul 2025 | Blk 10E · 591 m | 01 TO 03 | 146 sqm | S$975,000 | S$6,678 psm | ×0.996 | S$6,649 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.
4.96% gross yield
S$49,800 of rent a year against the estimate above · 0.46 points above flats like it
Homes like this rent for about S$4,150 a month, the middle of 73 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 4.50%, from 17 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.
Buying or selling at S$1,003,936?
Buying: Stamp duty on S$1,003,936 · Cash and CPF needed on S$1,003,936 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,003,936.
Each opens with this figure filled in; change anything there.
Primary schools near 162 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
- Temasek Primary School · 148 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bedok Green Primary School · 946 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- St. Anthony's Canossian Primary School (girls) · 1,678 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 1,831 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Red Swastika School · 1,908 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2022 | Blk 162 · EXECUTIVE · 01 TO 03 · Maisonette · 62 years left | 151 sqm | S$868,000 | S$5,748 psm |
| Dec 2021 | Blk 162 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left | 152 sqm | S$850,000 | S$5,592 psm |
Showing 2 of 8.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2024 | Blk 162 · EXECUTIVE | S$3,500 | — |
| Jan 2024 | Blk 162 · EXECUTIVE | S$3,200 | — |
| Oct 2021 | Blk 162 · EXECUTIVE | S$2,300 | — |
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 57 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 | 52 years | S$958,353 | S$1,058,099 | S$1,145,942 | S$1,165,983 |
| 10 years | 47 years | S$910,079 | S$1,109,381 | S$1,301,227 | S$1,347,139 |
| 20 years | 37 years | S$800,056 | S$1,188,842 | S$1,635,568 | S$1,753,022 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.