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HDB · 463152

Blk 152C Bedok Sth Rd

Project page · 99-year lease from 2022

Indicative value range
S$940,000 – S$1,088,500
Indicative mid S$985,444 · S$10,596 psm

Based on 52 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 152A10 TO 1293 sqmS$1,130,000S$12,151 psm×1.000S$12,151 psm
Oct 2026Blk 154B04 TO 0693 sqmS$940,000S$10,108 psm×1.000S$10,108 psm
Oct 2026Blk 154A04 TO 0693 sqmS$925,000S$9,946 psm×1.000S$9,946 psm
Oct 2026Blk 153C01 TO 0393 sqmS$920,000S$9,892 psm×1.000S$9,892 psm
Oct 2026Blk 153B16 TO 1893 sqmS$1,045,000S$11,237 psm×1.000S$11,237 psm
Oct 2026Blk 152C01 TO 0393 sqmS$945,000S$10,161 psm×1.000S$10,161 psm
Sept 2026Blk 152C07 TO 0993 sqmS$935,000S$10,054 psm×1.000S$10,054 psm
Sept 2026Blk 153C07 TO 0993 sqmS$970,000S$10,430 psm×1.000S$10,430 psm
Sept 2026Blk 153C13 TO 1593 sqmS$1,080,888S$11,622 psm×1.000S$11,622 psm
Sept 2026Blk 154B13 TO 1593 sqmS$1,030,000S$11,075 psm×1.000S$11,075 psm
Sept 2026Blk 153A04 TO 0693 sqmS$990,000S$10,645 psm×1.000S$10,645 psm
Sept 2026Blk 154B16 TO 1893 sqmS$1,160,000S$12,473 psm×1.000S$12,473 psm
Sept 2026Blk 154A01 TO 0393 sqmS$918,000S$9,871 psm×1.000S$9,871 psm
Sept 2026Blk 154B04 TO 0693 sqmS$940,000S$10,108 psm×1.000S$10,108 psm
Sept 2026Blk 153A07 TO 0993 sqmS$1,180,000S$12,688 psm×1.000S$12,688 psm
Sept 2026Blk 154A07 TO 0993 sqmS$948,888S$10,203 psm×1.000S$10,203 psm
Sept 2026Blk 153A13 TO 1593 sqmS$1,020,000S$10,968 psm×1.000S$10,968 psm
Aug 2026Blk 154B13 TO 1593 sqmS$1,020,000S$10,968 psm×1.000S$10,968 psm
Aug 2026Blk 153B04 TO 0693 sqmS$928,000S$9,978 psm×1.000S$9,978 psm
Aug 2026Blk 153B04 TO 0693 sqmS$915,000S$9,839 psm×1.000S$9,839 psm
Aug 2026Blk 154A16 TO 1893 sqmS$1,080,000S$11,613 psm×1.000S$11,613 psm
Aug 2026Blk 153A13 TO 1593 sqmS$1,180,000S$12,688 psm×1.000S$12,688 psm
Aug 2026Blk 153C04 TO 0693 sqmS$930,000S$10,000 psm×1.000S$10,000 psm
Aug 2026Blk 154B10 TO 1293 sqmS$1,188,000S$12,774 psm×1.000S$12,774 psm
Aug 2026Blk 153C10 TO 1293 sqmS$1,010,000S$10,860 psm×1.000S$10,860 psm
Aug 2026Blk 154B04 TO 0693 sqmS$930,000S$10,000 psm×1.000S$10,000 psm
Jul 2026Blk 153B04 TO 0693 sqmS$900,000S$9,677 psm×1.000S$9,677 psm
Jul 2026Blk 154A13 TO 1593 sqmS$920,000S$9,892 psm×1.000S$9,892 psm
Jul 2026Blk 154A13 TO 1593 sqmS$980,888S$10,547 psm×1.000S$10,547 psm
Jul 2026Blk 153B07 TO 0993 sqmS$1,000,000S$10,753 psm×1.000S$10,753 psm
Jul 2026Blk 153C13 TO 1593 sqmS$1,100,000S$11,828 psm×1.000S$11,828 psm
Jul 2026Blk 153C10 TO 1293 sqmS$975,000S$10,484 psm×1.000S$10,484 psm
Jul 2026Blk 153C07 TO 0993 sqmS$940,000S$10,108 psm×1.000S$10,108 psm
Jul 2026Blk 154B16 TO 1893 sqmS$1,190,000S$12,796 psm×1.000S$12,796 psm
Jul 2026Blk 154B07 TO 0993 sqmS$948,000S$10,194 psm×1.000S$10,194 psm
Jul 2026Blk 153B01 TO 0393 sqmS$955,000S$10,269 psm×1.000S$10,269 psm
Jun 2026Blk 153C16 TO 1893 sqmS$1,000,000S$10,753 psm×1.000S$10,753 psm
Jun 2026Blk 154A13 TO 1593 sqmS$1,075,000S$11,559 psm×1.000S$11,559 psm
Jun 2026Blk 153C16 TO 1893 sqmS$1,128,888S$12,139 psm×1.000S$12,139 psm
Jun 2026Blk 154A01 TO 0393 sqmS$913,000S$9,817 psm×1.000S$9,817 psm
Jun 2026Blk 154B13 TO 1593 sqmS$1,138,888S$12,246 psm×1.000S$12,246 psm
May 2026Blk 154B13 TO 1593 sqmS$1,058,000S$11,376 psm×1.000S$11,376 psm
May 2026Blk 153C10 TO 1293 sqmS$968,000S$10,409 psm×1.000S$10,409 psm
May 2026Blk 154A13 TO 1593 sqmS$940,000S$10,108 psm×1.000S$10,108 psm
May 2026Blk 153B13 TO 1593 sqmS$1,088,000S$11,699 psm×1.000S$11,699 psm
May 2026Blk 154B13 TO 1593 sqmS$1,150,000S$12,366 psm×1.000S$12,366 psm
May 2026Blk 153C10 TO 1293 sqmS$980,000S$10,538 psm×1.000S$10,538 psm
May 2026Blk 154A07 TO 0993 sqmS$940,000S$10,108 psm×1.000S$10,108 psm
May 2026Blk 153B13 TO 1593 sqmS$940,000S$10,108 psm×1.000S$10,108 psm
May 2026Blk 154A13 TO 1593 sqmS$1,090,000S$11,720 psm×1.000S$11,720 psm
Apr 2026Blk 154B16 TO 1893 sqmS$1,120,000S$12,043 psm×1.000S$12,043 psm
Apr 2026Blk 154B16 TO 1893 sqmS$1,170,000S$12,581 psm×1.000S$12,581 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.

4.02% gross yield

S$39,600 of rent a year against the estimate above · 1.31 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

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$985,444?

Buying: Stamp duty on S$985,444 · Cash and CPF needed on S$985,444 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$985,444.

Each opens with this figure filled in; change anything there.

Primary schools near 152c 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
Oct 2026
Blk 152C · 4 ROOM · 01 TO 03 · Model A · 95 years left
93 sqmS$945,000S$10,161 psm
Sept 2026
Blk 152C · 5 ROOM · 13 TO 15 · Improved · 95 years left
113 sqmS$1,450,000S$12,832 psm
Sept 2026
Blk 152C · 5 ROOM · 10 TO 12 · Improved · 95 years left
113 sqmS$1,458,888S$12,911 psm
Sept 2026
Blk 152C · 4 ROOM · 07 TO 09 · Model A · 95 years left
93 sqmS$935,000S$10,054 psm

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years89 yearsS$936,862S$1,034,372S$1,120,245S$1,139,836
10 years84 yearsS$879,640S$1,072,276S$1,257,705S$1,302,082
20 years74 yearsS$775,920S$1,152,976S$1,586,225S$1,700,136

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.