Blk 10E Bedok Sth Ave 2
Project page · 99-year lease from 1993
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 10C | 01 TO 03 | 142 sqm | S$970,000 | S$6,831 psm | ×1.000 | S$6,831 psm |
| Sept 2026 | Blk 10D | 07 TO 09 | 141 sqm | S$1,168,888 | S$8,290 psm | ×1.000 | S$8,290 psm |
| Jul 2026 | Blk 10E | 07 TO 09 | 144 sqm | S$1,138,000 | S$7,903 psm | ×1.000 | S$7,903 psm |
| Jun 2026 | Blk 10B | 19 TO 21 | 145 sqm | S$1,200,000 | S$8,276 psm | ×1.000 | S$8,276 psm |
| Apr 2026 | Blk 10B | 07 TO 09 | 141 sqm | S$1,080,000 | S$7,660 psm | ×1.000 | S$7,660 psm |
| Dec 2025 | Blk 10B | 04 TO 06 | 145 sqm | S$1,000,000 | S$6,897 psm | ×0.996 | S$6,869 psm |
How accurate is this estimate for Bedok Sth Ave 2?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 33 sales in Bedok Sth Ave 2 since.
- Median error
- 7.0%
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.
4.77% gross yield
S$53,400 of rent a year against the estimate above · 0.07 points above flats like it
Homes like this rent for about S$4,450 a month, the middle of 8 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 | 10F | EXECUTIVE | S$5,000 |
| Aug 2026 | 10D | EXECUTIVE | S$3,800 |
| May 2026 | 10E | EXECUTIVE | S$4,500 |
| May 2026 | 10E | EXECUTIVE | S$4,000 |
| Mar 2026 | 10D | EXECUTIVE | S$4,200 |
| Jan 2026 | 10B | EXECUTIVE | S$4,550 |
| Jan 2026 | 10B | EXECUTIVE | S$4,500 |
| Dec 2025 | 10E | EXECUTIVE | S$4,400 |
median of 8 HDB rental approvals for EXECUTIVE on Bedok Sth Ave 2 since 2025-10.
Buying or selling at S$1,120,490?
Buying: Stamp duty on S$1,120,490 · Cash and CPF needed on S$1,120,490 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,120,490.
Each opens with this figure filled in; change anything there.
Primary schools near 10e Bedok Sth Ave 2
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 · 180 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 951 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- Temasek Primary School · 971 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Red Swastika School · 1,282 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Opera Estate Primary School · 1,361 m · no 2025 Phase 2C ballot
- Yu Neng Primary School · 1,406 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,424 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 10E · EXECUTIVE · 07 TO 09 · Apartment · 66 years left | 144 sqm | S$1,138,000 | S$7,903 psm |
| Jul 2025 | Blk 10E · EXECUTIVE · 01 TO 03 · Apartment · 67 years left | 146 sqm | S$975,000 | S$6,678 psm |
| Feb 2025 | Blk 10E · EXECUTIVE · 04 TO 06 · Apartment · 67 years left | 146 sqm | S$958,000 | S$6,562 psm |
| Jun 2024 | Blk 10E · EXECUTIVE · 01 TO 03 · Apartment · 68 years left | 143 sqm | S$910,000 | S$6,364 psm |
| May 2024 | Blk 10E · EXECUTIVE · 04 TO 06 · Apartment · 68 years left excluded: outlier | 144 sqm | S$933,000 | S$6,479 psm |
| Mar 2022 | Blk 10E · EXECUTIVE · 07 TO 09 · Apartment · 70 years left | 144 sqm | S$908,888 | S$6,312 psm |
Showing 6 of 25.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 10E · EXECUTIVE | S$4,500 | — |
| May 2026 | Blk 10E · EXECUTIVE | S$4,000 | — |
| Dec 2025 | Blk 10E · EXECUTIVE | S$4,400 | — |
| Apr 2025 | Blk 10E · EXECUTIVE | S$4,000 | — |
| Dec 2024 | Blk 10E · EXECUTIVE | S$4,000 | — |
| Apr 2024 | Blk 10E · EXECUTIVE | S$4,200 | — |
| Jan 2024 | Blk 10E · EXECUTIVE | S$4,700 | — |
| Oct 2023 | Blk 10E · EXECUTIVE | S$4,600 | — |
| Dec 2022 | Blk 10E · EXECUTIVE | S$4,000 | — |
| Sept 2022 | Blk 10E · EXECUTIVE | S$3,200 | — |
| Sept 2021 | Blk 10E · EXECUTIVE | S$2,600 | — |
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 65 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 | 60 years | S$1,085,506 | S$1,198,486 | S$1,297,984 | S$1,320,684 |
| 10 years | 55 years | S$1,047,291 | S$1,276,641 | S$1,497,412 | S$1,550,246 |
| 20 years | 45 years | S$949,381 | S$1,410,730 | S$1,940,835 | S$2,080,211 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.