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HDB · 460170

Blk 170 Bedok Sth Rd

Project page · 99-year lease from 1986

Indicative value range
S$469,710 – S$555,833
Indicative mid S$508,381 · S$6,052 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 16510 TO 1283 sqmS$555,000S$6,687 psm×1.000S$6,687 psm
Sept 2026Blk 17010 TO 1284 sqmS$607,000S$7,226 psm×1.000S$7,226 psm
Aug 2026Blk 4413 TO 1584 sqmS$508,268S$6,051 psm×1.000S$6,051 psm
Jul 2026Blk 4113 TO 1584 sqmS$520,000S$6,190 psm×1.000S$6,190 psm
Jun 2026Blk 4404 TO 0684 sqmS$473,000S$5,631 psm×1.000S$5,631 psm
Jun 2026Blk 4304 TO 0684 sqmS$455,000S$5,417 psm×1.000S$5,417 psm
May 2026Blk 16507 TO 0983 sqmS$560,000S$6,747 psm×1.000S$6,747 psm
Apr 2026Blk 16510 TO 1283 sqmS$552,000S$6,651 psm×1.000S$6,651 psm
Apr 2026Blk 17104 TO 0684 sqmS$530,000S$6,310 psm×1.000S$6,310 psm
Mar 2026Blk 1504 TO 0688 sqmS$450,000S$5,114 psm×0.997S$5,099 psm
Mar 2026Blk 17107 TO 0984 sqmS$583,000S$6,940 psm×0.997S$6,920 psm
Feb 2026Blk 4416 TO 1884 sqmS$510,000S$6,071 psm×0.997S$6,054 psm
Jan 2026Blk 17210 TO 1284 sqmS$549,000S$6,536 psm×0.997S$6,516 psm
Jan 2026Blk 4310 TO 1284 sqmS$470,000S$5,595 psm×0.997S$5,579 psm
Dec 2025Blk 4113 TO 1584 sqmS$488,000S$5,810 psm×0.996S$5,787 psm
Dec 2025Blk 4404 TO 0684 sqmS$470,000S$5,595 psm×0.996S$5,573 psm
Nov 2025Blk 4110 TO 1284 sqmS$510,000S$6,071 psm×0.996S$6,048 psm
Nov 2025Blk 1510 TO 1288 sqmS$475,000S$5,398 psm×0.996S$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

ApprovedBlockFlatRent a month
Sept 2026152C4 ROOMS$4,000
Sept 2026154A4 ROOMS$3,900
Sept 20261724 ROOMS$3,400
Sept 2026424 ROOMS$3,400
Sept 2026414 ROOMS$3,000
Aug 2026154B4 ROOMS$4,000
Aug 2026444 ROOMS$3,600
Aug 2026704 ROOMS$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 170 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 170 · 4 ROOM · 10 TO 12 · Simplified · 58 years left
84 sqmS$607,000S$7,226 psm
Jul 2025
Blk 170 · 4 ROOM · 04 TO 06 · Simplified · 60 years left
84 sqmS$568,888S$6,772 psm
Jan 2025
Blk 170 · 4 ROOM · 01 TO 03 · Simplified · 60 years left
84 sqmS$512,000S$6,095 psm
Dec 2024
Blk 170 · 4 ROOM · 04 TO 06 · Simplified · 60 years left
84 sqmS$552,000S$6,571 psm
Jul 2023
Blk 170 · 5 ROOM · 04 TO 06 · Improved · 62 years left
122 sqmS$660,000S$5,410 psm
Dec 2022
Blk 170 · 4 ROOM · 01 TO 03 · Simplified · 62 years left
84 sqmS$460,000S$5,476 psm
Aug 2022
Blk 170 · 5 ROOM · 01 TO 03 · Improved · 63 years left
122 sqmS$618,000S$5,066 psm
See more

Showing 7 of 32.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years53 yearsS$485,299S$535,809S$580,292S$590,440
10 years48 yearsS$460,853S$561,778S$658,926S$682,176
20 years38 yearsS$405,139S$602,016S$828,233S$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.