Blk 221C Bedok Ctrl
Project page · 99-year lease from 2010
Based on 10 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 220B | 10 TO 12 | 87 sqm | S$950,000 | S$10,920 psm | ×1.000 | S$10,920 psm |
| Aug 2026 | Blk 219D | 13 TO 15 | 97 sqm | S$950,000 | S$9,794 psm | ×1.000 | S$9,794 psm |
| Aug 2026 | Blk 220B | 13 TO 15 | 94 sqm | S$970,000 | S$10,319 psm | ×1.000 | S$10,319 psm |
| Jul 2026 | Blk 220A | 13 TO 15 | 97 sqm | S$925,000 | S$9,536 psm | ×1.000 | S$9,536 psm |
| Jun 2026 | Blk 221A | 16 TO 18 | 87 sqm | S$910,000 | S$10,460 psm | ×1.000 | S$10,460 psm |
| May 2026 | Blk 219D | 10 TO 12 | 94 sqm | S$910,000 | S$9,681 psm | ×1.000 | S$9,681 psm |
| Apr 2026 | Blk 221B | 04 TO 06 | 97 sqm | S$905,000 | S$9,330 psm | ×1.000 | S$9,330 psm |
| Feb 2026 | Blk 219C | 13 TO 15 | 87 sqm | S$940,000 | S$10,805 psm | ×0.997 | S$10,773 psm |
| Feb 2026 | Blk 220C | 13 TO 15 | 94 sqm | S$985,000 | S$10,479 psm | ×0.997 | S$10,448 psm |
| Nov 2025 | Blk 219D | 01 TO 03 | 97 sqm | S$908,000 | S$9,361 psm | ×0.996 | S$9,324 psm |
How accurate is this estimate for Bedok Ctrl?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 16 sales in Bedok Ctrl since.
- Median error
- 4.3%
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.
4.67% gross yield
S$45,600 of rent a year against the estimate above · 0.9 points below flats like it
Homes like this rent for about S$3,800 a month, the middle of 22 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 |
|---|---|---|---|
| Aug 2026 | 221A | 4 ROOM | S$4,000 |
| Aug 2026 | 220B | 4 ROOM | S$3,800 |
| Jul 2026 | 221C | 4 ROOM | S$2,900 |
| Jun 2026 | 219D | 4 ROOM | S$4,000 |
| Jun 2026 | 220A | 4 ROOM | S$3,850 |
| Jun 2026 | 219B | 4 ROOM | S$3,800 |
| Jun 2026 | 221B | 4 ROOM | S$3,800 |
| Jun 2026 | 220C | 4 ROOM | S$3,600 |
median of 22 HDB rental approvals for 4 ROOM on Bedok Ctrl since 2025-10.
Buying or selling at S$975,479?
Buying: Stamp duty on S$975,479 · Cash and CPF needed on S$975,479 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$975,479.
Each opens with this figure filled in; change anything there.
Primary schools near 221c Bedok Ctrl
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
- Bedok Green Primary School · 338 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 471 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Red Swastika School · 870 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 970 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Opera Estate Primary School · 1,192 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,220 m · no 2025 Phase 2C ballot
- Temasek Primary School · 1,424 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Damai Primary School · 1,735 m
- St. Stephen's School (boys) · 1,811 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Dec 2025 | Blk 221C · 3 ROOM · 10 TO 12 · Model A · 84 years left | 69 sqm | S$705,000 | S$10,217 psm |
| Jul 2025 | Blk 221C · 4 ROOM · 01 TO 03 · Model A · 84 years left | 97 sqm | S$876,000 | S$9,031 psm |
| Feb 2025 | Blk 221C · 4 ROOM · 10 TO 12 · Model A · 84 years left | 97 sqm | S$960,000 | S$9,897 psm |
| Feb 2025 | Blk 221C · 3 ROOM · 07 TO 09 · Model A · 84 years left | 69 sqm | S$672,000 | S$9,739 psm |
| Dec 2024 | Blk 221C · 4 ROOM · 10 TO 12 · Model A · 85 years left | 94 sqm | S$930,000 | S$9,894 psm |
| Sept 2024 | Blk 221C · 3 ROOM · 07 TO 09 · Model A · 85 years left | 69 sqm | S$658,000 | S$9,536 psm |
| May 2024 | Blk 221C · 4 ROOM · 07 TO 09 · Model A · 85 years left | 97 sqm | S$850,000 | S$8,763 psm |
| Apr 2024 | Blk 221C · 4 ROOM · 04 TO 06 · Model A · 85 years left | 97 sqm | S$830,000 | S$8,557 psm |
| Aug 2022 | Blk 221C · 3 ROOM · 10 TO 12 · Model A · 87 years left | 69 sqm | S$535,000 | S$7,754 psm |
| Jan 2022 | Blk 221C · 4 ROOM · 07 TO 09 · Model A · 87 years left | 94 sqm | S$728,000 | S$7,745 psm |
Showing 10 of 33.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 221C · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 221C · 4 ROOM | S$2,900 | — |
| Nov 2025 | Blk 221C · 4 ROOM | S$3,900 | — |
| Jun 2025 | Blk 221C · 4 ROOM | S$2,900 | — |
| Feb 2025 | Blk 221C · 4 ROOM | S$4,050 | — |
| Feb 2025 | Blk 221C · 3 ROOM | S$3,000 | — |
| Oct 2024 | Blk 221C · 3 ROOM | S$3,200 | — |
| Mar 2024 | Blk 221C · 4 ROOM | S$3,200 | — |
| Dec 2023 | Blk 221C · 4 ROOM | S$3,700 | — |
| Nov 2023 | Blk 221C · 4 ROOM | S$3,000 | — |
| Sept 2023 | Blk 221C · 3 ROOM | S$3,600 | — |
| May 2023 | Blk 221C · 4 ROOM | S$2,900 | — |
| Mar 2023 | Blk 221C · 4 ROOM | S$4,250 | — |
| Nov 2022 | Blk 221C · 3 ROOM | S$1,500 | — |
| Aug 2022 | Blk 221C · 4 ROOM | S$2,300 | — |
| Dec 2021 | Blk 221C · 4 ROOM | S$2,700 | — |
| Jun 2021 | Blk 221C · 4 ROOM | S$2,400 | — |
| Jan 2021 | Blk 221C · 4 ROOM | S$2,400 | — |
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 82 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 | 77 years | S$911,747 | S$1,006,642 | S$1,090,213 | S$1,109,279 |
| 10 years | 72 years | S$860,459 | S$1,048,895 | S$1,230,281 | S$1,273,689 |
| 20 years | 62 years | S$799,672 | S$1,188,270 | S$1,634,782 | S$1,752,180 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.