homequant
condo · 469297

Bedok Court

Project page · 99-year lease from 1982

Indicative value range
S$2,304,487 – S$2,443,604
Indicative mid S$2,369,998 · S$1,044 psf

Based on 4 sales in this project, last 6 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.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Aug 2026Bedok Court01-052,271 sqftS$2,410,000S$1,061 psf×1.000S$1,061 psf
Aug 2026Bedok Court06-101,830 sqftS$2,050,000S$1,120 psf×1.000S$1,120 psf
Jul 2026Bedok Court11-152,271 sqftS$2,330,000S$1,026 psf×1.000S$1,026 psf
May 2026Bedok Court01-051,733 sqftS$1,700,000S$981 psf×1.000S$981 psf

How accurate is this estimate for Bedok Court?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 7 sales in Bedok Court since.

Median error
7.7%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 7 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.94% gross yield

S$69,600 of rent a year against the estimate above · 0.5 points below flats like it

Leases signed here within a quarter of this size run about S$5,800 a month, the middle of 20 of them.

In outside the central region, leasehold flats yield 3.44%, from 291 projects. Too few share this home's remaining lease to measure that separately.

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 leases signed here

SignedSizeBedsTypeRent a month
Q3 2026>3000 sqft4Non-landed PropertiesS$7,000
Q3 2026>3000 sqft4Non-landed PropertiesS$7,000
Q3 20262200-2300 sqft3Non-landed PropertiesS$5,850
Q3 20262200-2300 sqft3Non-landed PropertiesS$5,850
Q3 20262200-2300 sqft3Non-landed PropertiesS$5,800
Q3 20262200-2300 sqft3Non-landed PropertiesS$5,800
Q3 20262200-2300 sqft3Non-landed PropertiesS$5,800
Q3 20262400-2500 sqft3Non-landed PropertiesS$5,800

median of 20 URA rental contracts at Bedok Court within a quarter of 211 sqm, since 2025Q4.

Buying or selling at S$2,369,998?

Buying: Stamp duty on S$2,369,998 · Cash and CPF needed on S$2,369,998 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,369,998.

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

Primary schools near 297 Bedok South Avenue 3

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
Aug 2026
Bedok Court · 01-05 · Condominium · 54 years left
2,271 sqftS$2,410,000S$1,061 psf
Aug 2026
Bedok Court · 06-10 · Condominium · 54 years left
1,830 sqftS$2,050,000S$1,120 psf
Jul 2026
Bedok Court · 11-15 · Condominium · 55 years left
2,271 sqftS$2,330,000S$1,026 psf
Jul 2026
Bedok Court · 06-10 · Condominium · 55 years left
1,173 sqftS$1,270,000S$1,082 psf
May 2026
Bedok Court · 01-05 · Condominium · 55 years left
1,733 sqftS$1,700,000S$981 psf
Apr 2026
Bedok Court · 06-10 · Condominium · 55 years left
2,271 sqftS$2,399,998S$1,057 psf
Oct 2025
Bedok Court · 06-10 · Condominium · 55 years left
1,733 sqftS$1,800,000S$1,039 psf
Aug 2025
Bedok Court · 11-15 · Condominium · 55 years left
1,173 sqftS$1,250,000S$1,065 psf
Aug 2025
Bedok Court · 06-10 · Condominium · 55 years left
1,173 sqftS$1,265,000S$1,078 psf
Jul 2025
Bedok Court · 11-15 · Condominium · 56 years left
2,271 sqftS$2,460,000S$1,083 psf
Jun 2025
Bedok Court · 01-05 · Condominium · 56 years left
2,411 sqftS$2,450,000S$1,016 psf
Jun 2025
Bedok Court · 11-15 · Condominium · 56 years left
1,733 sqftS$1,588,000S$916 psf
Jun 2025
Bedok Court · 01-05 · Condominium · 56 years left
2,411 sqftS$2,388,000S$990 psf
Apr 2025
Bedok Court · 01-05 · Condominium · 56 years left
2,293 sqftS$2,310,000S$1,008 psf
Apr 2025
Bedok Court · 01-05 · Condominium · 56 years left
2,411 sqftS$2,410,000S$1,000 psf
Mar 2025
Bedok Court · 11-15 · Condominium · 56 years left
2,077 sqftS$2,148,000S$1,034 psf
Mar 2025
Bedok Court · 11-15 · Condominium · 56 years left
2,271 sqftS$2,200,000S$969 psf
Mar 2025
Bedok Court · 01-05 · Condominium · 56 years left
2,411 sqftS$2,288,000S$949 psf
Feb 2025
Bedok Court · 11-15 · Condominium · 56 years left
2,271 sqftS$2,250,000S$991 psf
Jan 2025
Bedok Court · 06-10 · Condominium · 56 years left
2,411 sqftS$2,350,000S$975 psf
Nov 2024
Bedok Court · 01-05 · Condominium · 56 years left
2,260 sqftS$2,320,000S$1,026 psf
Sept 2024
Bedok Court · 01-05 · Condominium · 56 years left
2,271 sqftS$2,205,000S$971 psf
Aug 2024
Bedok Court · 11-15 · Condominium · 56 years left
2,411 sqftS$2,310,000S$958 psf
Aug 2024
Bedok Court · 01-05 · Condominium · 56 years left
2,271 sqftS$2,260,000S$995 psf
Aug 2024
Bedok Court · 06-10 · Condominium · 56 years left
2,411 sqftS$2,280,000S$946 psf
Aug 2024
Bedok Court · 06-10 · Condominium · 56 years left
2,411 sqftS$2,250,000S$933 psf
May 2024
Bedok Court · 06-10 · Condominium · 57 years left
2,411 sqftS$2,500,000S$1,037 psf
Apr 2024
Bedok Court · 01-05 · Condominium · 57 years left
2,293 sqftS$2,138,888S$933 psf
Feb 2024
Bedok Court · 06-10 · Condominium · 57 years left
2,271 sqftS$2,300,000S$1,013 psf
Feb 2024
Bedok Court · 06-10 · Condominium · 57 years left
2,411 sqftS$2,180,000S$904 psf
Nov 2023
Bedok Court · 01-05 · Condominium · 57 years left
excluded: outlier
2,411 sqftS$2,150,000S$892 psf
Oct 2023
Bedok Court · 01-05 · Condominium · 57 years left
2,411 sqftS$2,450,000S$1,016 psf
Oct 2023
Bedok Court · 06-10 · Condominium · 57 years left
1,733 sqftS$1,700,000S$981 psf
Sept 2023
Bedok Court · 11-15 · Condominium · 57 years left
2,271 sqftS$2,280,000S$1,004 psf
May 2023
Bedok Court · 01-05 · Condominium · 58 years left
2,260 sqftS$2,330,000S$1,031 psf
May 2023
Bedok Court · 01-05 · Condominium · 58 years left
2,271 sqftS$2,350,000S$1,035 psf
Apr 2023
Bedok Court · 11-15 · Condominium · 58 years left
1,195 sqftS$1,180,000S$988 psf
Apr 2023
Bedok Court · 06-10 · Condominium · 58 years left
2,411 sqftS$2,400,000S$995 psf
Mar 2023
Bedok Court · 11-15 · Condominium · 58 years left
1,195 sqftS$1,280,000S$1,071 psf
Mar 2023
Bedok Court · 16-20 · Condominium · 58 years left
1,173 sqftS$1,200,000S$1,023 psf
Dec 2022
Bedok Court · 06-10 · Condominium · 58 years left
2,271 sqftS$2,370,000S$1,044 psf
Oct 2022
Bedok Court · 01-05 · Condominium · 58 years left
2,260 sqftS$2,368,888S$1,048 psf
Aug 2022
Bedok Court · 11-15 · Condominium · 58 years left
2,411 sqftS$2,330,000S$966 psf
Aug 2022
Bedok Court · 01-05 · Condominium · 58 years left
2,465 sqftS$1,900,000S$771 psf
Apr 2022
Bedok Court · 06-10 · Condominium · 59 years left
1,173 sqftS$1,138,000S$970 psf
Apr 2022
Bedok Court · 01-05 · Condominium · 59 years left
2,271 sqftS$1,980,000S$872 psf
Mar 2022
Bedok Court · 01-05 · Condominium · 59 years left
2,411 sqftS$2,100,000S$871 psf
Jan 2022
Bedok Court · 11-15 · Condominium · 59 years left
2,411 sqftS$2,068,000S$858 psf

Sale prices as filed in caveats.

Where the lease takes this

About 54 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private 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 yearPrices 4% a yearThis market's record, 4.58% a yearmeasured
5 years49 yearsS$2,251,747S$2,486,111S$2,739,595S$2,816,844

On a flat market the lease alone costs 5% over 5 years. Prices would need to rise about 1.03% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% 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.