Blk 153B Bedok Sth Rd
Project page · 99-year lease from 2022
Based on 8 sales in this block, last 12 months. Search did not need to widen. 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 153B | 16 TO 18 | 93 sqm | S$1,045,000 | S$11,237 psm | ×1.000 | S$11,237 psm |
| Aug 2026 | Blk 153B | 04 TO 06 | 93 sqm | S$928,000 | S$9,978 psm | ×1.000 | S$9,978 psm |
| Aug 2026 | Blk 153B | 04 TO 06 | 93 sqm | S$915,000 | S$9,839 psm | ×1.000 | S$9,839 psm |
| Jul 2026 | Blk 153B | 04 TO 06 | 93 sqm | S$900,000 | S$9,677 psm | ×1.000 | S$9,677 psm |
| Jul 2026 | Blk 153B | 07 TO 09 | 93 sqm | S$1,000,000 | S$10,753 psm | ×1.000 | S$10,753 psm |
| Jul 2026 | Blk 153B | 01 TO 03 | 93 sqm | S$955,000 | S$10,269 psm | ×1.000 | S$10,269 psm |
| May 2026 | Blk 153B | 13 TO 15 | 93 sqm | S$1,088,000 | S$11,699 psm | ×1.000 | S$11,699 psm |
| May 2026 | Blk 153B | 13 TO 15 | 93 sqm | S$940,000 | S$10,108 psm | ×1.000 | S$10,108 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.
4.18% gross yield
S$39,600 of rent a year against the estimate above · 1.15 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 58 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 | 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$947,501?
Buying: Stamp duty on S$947,501 · Cash and CPF needed on S$947,501 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$947,501.
Each opens with this figure filled in; change anything there.
Primary schools near 153b 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 · 93 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Bedok Green Primary School · 1,008 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St. Anthony's Canossian Primary School (girls) · 1,752 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 1,898 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Red Swastika School · 1,983 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 153B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$1,045,000 | S$11,237 psm |
| Oct 2026 | Blk 153B · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$1,300,000 | S$11,504 psm |
| Aug 2026 | Blk 153B · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$1,450,000 | S$12,832 psm |
| Aug 2026 | Blk 153B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$915,000 | S$9,839 psm |
| Aug 2026 | Blk 153B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$928,000 | S$9,978 psm |
| Jul 2026 | Blk 153B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$955,000 | S$10,269 psm |
| Jul 2026 | Blk 153B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Jul 2026 | Blk 153B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$900,000 | S$9,677 psm |
| May 2026 | Blk 153B · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$1,400,000 | S$12,389 psm |
| May 2026 | Blk 153B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$940,000 | S$10,108 psm |
| May 2026 | Blk 153B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$1,088,000 | S$11,699 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 153B · 4 ROOM | S$3,800 | — |
| Dec 2022 | Blk 153B · 5 ROOM | S$3,500 | — |
| Nov 2021 | Blk 153B · 5 ROOM | S$3,200 | — |
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 94 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 | 89 years | S$900,790 | S$994,545 | S$1,077,111 | S$1,095,949 |
| 10 years | 84 years | S$845,770 | S$1,030,989 | S$1,209,279 | S$1,251,947 |
| 20 years | 74 years | S$746,044 | S$1,108,582 | S$1,525,150 | S$1,634,674 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.