Blk 164 Bedok Sth Rd
Project page · 99-year lease from 1986
Based on 18 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 165 | 10 TO 12 | 83 sqm | S$555,000 | S$6,687 psm | ×1.000 | S$6,687 psm |
| Sept 2026 | Blk 170 | 10 TO 12 | 84 sqm | S$607,000 | S$7,226 psm | ×1.000 | S$7,226 psm |
| Aug 2026 | Blk 44 | 13 TO 15 | 84 sqm | S$508,268 | S$6,051 psm | ×1.000 | S$6,051 psm |
| Jul 2026 | Blk 41 | 13 TO 15 | 84 sqm | S$520,000 | S$6,190 psm | ×1.000 | S$6,190 psm |
| Jun 2026 | Blk 44 | 04 TO 06 | 84 sqm | S$473,000 | S$5,631 psm | ×1.000 | S$5,631 psm |
| Jun 2026 | Blk 43 | 04 TO 06 | 84 sqm | S$455,000 | S$5,417 psm | ×1.000 | S$5,417 psm |
| May 2026 | Blk 165 | 07 TO 09 | 83 sqm | S$560,000 | S$6,747 psm | ×1.000 | S$6,747 psm |
| Apr 2026 | Blk 165 | 10 TO 12 | 83 sqm | S$552,000 | S$6,651 psm | ×1.000 | S$6,651 psm |
| Apr 2026 | Blk 171 | 04 TO 06 | 84 sqm | S$530,000 | S$6,310 psm | ×1.000 | S$6,310 psm |
| Mar 2026 | Blk 15 | 04 TO 06 | 88 sqm | S$450,000 | S$5,114 psm | ×0.997 | S$5,099 psm |
| Mar 2026 | Blk 171 | 07 TO 09 | 84 sqm | S$583,000 | S$6,940 psm | ×0.997 | S$6,920 psm |
| Feb 2026 | Blk 44 | 16 TO 18 | 84 sqm | S$510,000 | S$6,071 psm | ×0.997 | S$6,054 psm |
| Jan 2026 | Blk 172 | 10 TO 12 | 84 sqm | S$549,000 | S$6,536 psm | ×0.997 | S$6,516 psm |
| Jan 2026 | Blk 43 | 10 TO 12 | 84 sqm | S$470,000 | S$5,595 psm | ×0.997 | S$5,579 psm |
| Dec 2025 | Blk 41 | 13 TO 15 | 84 sqm | S$488,000 | S$5,810 psm | ×0.996 | S$5,787 psm |
| Dec 2025 | Blk 44 | 04 TO 06 | 84 sqm | S$470,000 | S$5,595 psm | ×0.996 | S$5,573 psm |
| Nov 2025 | Blk 41 | 10 TO 12 | 84 sqm | S$510,000 | S$6,071 psm | ×0.996 | S$6,048 psm |
| Nov 2025 | Blk 15 | 10 TO 12 | 88 sqm | S$475,000 | S$5,398 psm | ×0.996 | S$5,377 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.
7.79% gross yield
S$39,600 of rent a year against the estimate above · 0.29 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.
In Bedok, flats of this type with 50 to 59 years of lease left yield 7.50%, from 21 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
| 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$508,381?
Buying: Stamp duty on S$508,381 · Cash and CPF needed on S$508,381 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$508,381.
Each opens with this figure filled in; change anything there.
Primary schools near 164 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 · 208 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bedok Green Primary School · 979 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- St. Anthony's Canossian Primary School (girls) · 1,645 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 1,854 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 |
|---|---|---|---|---|
| Jul 2026 | Blk 164 · 5 ROOM · 01 TO 03 · Improved · 59 years left | 122 sqm | S$750,000 | S$6,148 psm |
| Apr 2025 | Blk 164 · 5 ROOM · 10 TO 12 · Improved · 60 years left | 122 sqm | S$780,000 | S$6,393 psm |
| Jan 2025 | Blk 164 · 4 ROOM · 04 TO 06 · Simplified · 60 years left | 84 sqm | S$548,000 | S$6,524 psm |
| May 2024 | Blk 164 · 5 ROOM · 01 TO 03 · Improved · 61 years left | 122 sqm | S$680,000 | S$5,574 psm |
| Nov 2023 | Blk 164 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$495,000 | S$5,893 psm |
| Jul 2022 | Blk 164 · 4 ROOM · 07 TO 09 · Simplified · 63 years left | 84 sqm | S$459,000 | S$5,464 psm |
| Mar 2022 | Blk 164 · 4 ROOM · 07 TO 09 · Simplified · 63 years left | 84 sqm | S$460,000 | S$5,476 psm |
| Dec 2021 | Blk 164 · 5 ROOM · 07 TO 09 · Improved · 63 years left | 122 sqm | S$607,000 | S$4,975 psm |
| Oct 2021 | Blk 164 · 4 ROOM · 07 TO 09 · Simplified · 63 years left | 84 sqm | S$460,000 | S$5,476 psm |
Showing 9 of 41.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 164 · 4 ROOM | S$3,100 | — |
| Jan 2026 | Blk 164 · 4 ROOM | S$3,500 | — |
| Dec 2025 | Blk 164 · 5 ROOM | S$3,900 | — |
| Dec 2025 | Blk 164 · 4 ROOM | S$3,400 | — |
| Sept 2025 | Blk 164 · 4 ROOM | S$3,300 | — |
| Jul 2025 | Blk 164 · 4 ROOM | S$3,400 | — |
| Nov 2024 | Blk 164 · 5 ROOM | S$3,600 | — |
| Sept 2024 | Blk 164 · 4 ROOM | S$3,400 | — |
| Apr 2024 | Blk 164 · 4 ROOM | S$3,800 | — |
| Mar 2024 | Blk 164 · 5 ROOM | S$3,550 | — |
| Mar 2024 | Blk 164 · 4 ROOM | S$2,500 | — |
| Jan 2024 | Blk 164 · 4 ROOM | S$2,700 | — |
| Apr 2023 | Blk 164 · 4 ROOM | S$2,500 | — |
| Feb 2023 | Blk 164 · 5 ROOM | S$4,300 | — |
| Feb 2023 | Blk 164 · 4 ROOM | S$3,000 | — |
| Jul 2022 | Blk 164 · 4 ROOM | S$2,800 | — |
| Dec 2021 | Blk 164 · 4 ROOM | S$2,000 | — |
| Jul 2021 | Blk 164 · 4 ROOM | S$2,300 | — |
| Jul 2021 | Blk 164 · 4 ROOM | S$2,200 | — |
| Apr 2021 | Blk 164 · 4 ROOM | S$2,150 | — |
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 58 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 | 53 years | S$485,299 | S$535,809 | S$580,292 | S$590,440 |
| 10 years | 48 years | S$460,853 | S$561,778 | S$658,926 | S$682,176 |
| 20 years | 38 years | S$405,139 | S$602,016 | S$828,233 | S$887,710 |
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.