Blk 172 Bedok Sth Rd
Project page · 99-year lease from 1985
Based on 11 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 19 | 07 TO 09 | 114 sqm | S$758,000 | S$6,649 psm | ×1.000 | S$6,649 psm |
| Sept 2026 | Blk 20 | 07 TO 09 | 114 sqm | S$720,000 | S$6,316 psm | ×1.000 | S$6,316 psm |
| Jul 2026 | Blk 21 | 13 TO 15 | 117 sqm | S$748,000 | S$6,393 psm | ×1.000 | S$6,393 psm |
| Jul 2026 | Blk 164 | 01 TO 03 | 122 sqm | S$750,000 | S$6,148 psm | ×1.000 | S$6,148 psm |
| Apr 2026 | Blk 20 | 13 TO 15 | 114 sqm | S$738,000 | S$6,474 psm | ×1.000 | S$6,474 psm |
| Apr 2026 | Blk 20 | 04 TO 06 | 117 sqm | S$715,888 | S$6,119 psm | ×1.000 | S$6,119 psm |
| Jan 2026 | Blk 172 | 04 TO 06 | 122 sqm | S$808,000 | S$6,623 psm | ×0.997 | S$6,603 psm |
| Jan 2026 | Blk 20 | 10 TO 12 | 117 sqm | S$748,888 | S$6,401 psm | ×0.997 | S$6,382 psm |
| Dec 2025 | Blk 21 | 07 TO 09 | 117 sqm | S$825,000 | S$7,051 psm | ×0.996 | S$7,024 psm |
| Dec 2025 | Blk 21 | 22 TO 24 | 117 sqm | S$810,000 | S$6,923 psm | ×0.996 | S$6,896 psm |
| Dec 2025 | Blk 21 | 16 TO 18 | 117 sqm | S$815,000 | S$6,966 psm | ×0.996 | S$6,938 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.
5.85% gross yield
S$46,200 of rent a year against the estimate above · 0.03 points below flats like it
Homes like this rent for about S$3,850 a month, the middle of 15 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 |
|---|---|---|---|
| Sept 2026 | 152A | 5 ROOM | S$4,900 |
| Sept 2026 | 172 | 5 ROOM | S$4,300 |
| Sept 2026 | 19 | 5 ROOM | S$3,800 |
| Aug 2026 | 153A | 5 ROOM | S$5,000 |
| Aug 2026 | 171 | 5 ROOM | S$3,600 |
| Jul 2026 | 19 | 5 ROOM | S$3,900 |
| Jun 2026 | 20 | 5 ROOM | S$4,000 |
| May 2026 | 20 | 5 ROOM | S$3,600 |
median of 15 HDB rental approvals for 5 ROOM on Bedok Sth Rd since 2025-10.
Buying or selling at S$789,789?
Buying: Stamp duty on S$789,789 · Cash and CPF needed on S$789,789 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$789,789.
Each opens with this figure filled in; change anything there.
Primary schools near 172 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 · 288 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bedok Green Primary School · 762 m · no 2025 Phase 2C ballot
1 to 2 km
- St. Anthony's Canossian Primary School (girls) · 1,539 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 1,644 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Red Swastika School · 1,727 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary 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 |
|---|---|---|---|---|
| Jan 2026 | Blk 172 · 5 ROOM · 04 TO 06 · Improved · 59 years left | 122 sqm | S$808,000 | S$6,623 psm |
| Jan 2026 | Blk 172 · 4 ROOM · 10 TO 12 · Simplified · 59 years left | 84 sqm | S$549,000 | S$6,536 psm |
| Oct 2025 | Blk 172 · 4 ROOM · 04 TO 06 · Simplified · 59 years left | 84 sqm | S$560,000 | S$6,667 psm |
| Dec 2024 | Blk 172 · 4 ROOM · 07 TO 09 · Simplified · 60 years left | 84 sqm | S$562,000 | S$6,690 psm |
| Feb 2024 | Blk 172 · 5 ROOM · 01 TO 03 · Improved · 61 years left | 122 sqm | S$630,000 | S$5,164 psm |
Showing 5 of 38.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 172 · 5 ROOM | S$4,300 | — |
| Sept 2026 | Blk 172 · 4 ROOM | S$3,400 | — |
| Feb 2025 | Blk 172 · 4 ROOM | S$3,300 | — |
| Dec 2024 | Blk 172 · 4 ROOM | S$2,300 | — |
| Nov 2024 | Blk 172 · 5 ROOM | S$3,500 | — |
| Oct 2024 | Blk 172 · 4 ROOM | S$2,700 | — |
| Sept 2024 | Blk 172 · 5 ROOM | S$3,200 | — |
| Jan 2024 | Blk 172 · 4 ROOM | S$2,800 | — |
| Dec 2022 | Blk 172 · 4 ROOM | S$2,300 | — |
| Oct 2022 | Blk 172 · 4 ROOM | S$2,300 | — |
| Sept 2022 | Blk 172 · 5 ROOM | S$3,000 | — |
| Feb 2022 | Blk 172 · 4 ROOM | 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$753,929 | S$832,399 | S$901,504 | S$917,270 |
| 10 years | 47 years | S$715,952 | S$872,742 | S$1,023,666 | S$1,059,784 |
| 20 years | 37 years | S$629,399 | S$935,253 | S$1,286,690 | S$1,379,090 |
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.