Blk 105 Bedok Reservoir Rd
Project page · 99-year lease from 1985
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 105 | 04 TO 06 | 70 sqm | S$400,000 | S$5,714 psm | ×1.000 | S$5,714 psm |
| Aug 2026 | Blk 105 | 07 TO 09 | 70 sqm | S$435,000 | S$6,214 psm | ×1.000 | S$6,214 psm |
| Mar 2026 | Blk 105 | 10 TO 12 | 67 sqm | S$418,000 | S$6,239 psm | ×0.997 | S$6,220 psm |
| Jan 2026 | Blk 105 | 10 TO 12 | 67 sqm | S$440,000 | S$6,567 psm | ×0.997 | S$6,548 psm |
How accurate is this estimate for Bedok Reservoir Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 249 sales in Bedok Reservoir Rd since.
- Median error
- 4.8%
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.
8.07% gross yield
S$33,600 of rent a year against the estimate above · 0.07 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 162 approvals in the last year.
In Bedok, flats of this type with 50 to 59 years of lease left yield 8.00%, from 56 blocks.
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 | 614 | 3 ROOM | S$3,100 |
| Sept 2026 | 615 | 3 ROOM | S$3,000 |
| Sept 2026 | 620 | 3 ROOM | S$3,000 |
| Sept 2026 | 117 | 3 ROOM | S$3,000 |
| Sept 2026 | 108 | 3 ROOM | S$2,800 |
| Sept 2026 | 628 | 3 ROOM | S$2,800 |
| Sept 2026 | 107 | 3 ROOM | S$2,800 |
| Sept 2026 | 740 | 3 ROOM | S$2,800 |
median of 162 HDB rental approvals for 3 ROOM on Bedok Reservoir Rd since 2025-10.
Buying or selling at S$416,562?
Buying: Stamp duty on S$416,562 · Cash and CPF needed on S$416,562 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$416,562.
Each opens with this figure filled in; change anything there.
Primary schools near 105 Bedok Reservoir 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
- Telok Kurau Primary School · 262 m · no 2025 Phase 2C ballot
- Maha Bodhi School · 738 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Damai Primary School · 1,346 m
- St. Stephen's School (boys) · 1,407 m · no 2025 Phase 2C ballot
- Opera Estate Primary School · 1,866 m · no 2025 Phase 2C ballot
- Haig Girls' School (girls) · 1,976 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 105 · 4 ROOM · 07 TO 09 · New Generation · 58 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Aug 2026 | Blk 105 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 70 sqm | S$400,000 | S$5,714 psm |
| Aug 2026 | Blk 105 · 3 ROOM · 07 TO 09 · New Generation · 58 years left | 70 sqm | S$435,000 | S$6,214 psm |
| Mar 2026 | Blk 105 · 3 ROOM · 10 TO 12 · New Generation · 58 years left | 67 sqm | S$418,000 | S$6,239 psm |
| Jan 2026 | Blk 105 · 3 ROOM · 10 TO 12 · New Generation · 59 years left | 67 sqm | S$440,000 | S$6,567 psm |
| Oct 2025 | Blk 105 · 3 ROOM · 01 TO 03 · New Generation · 59 years left | 67 sqm | S$440,000 | S$6,567 psm |
| Jun 2025 | Blk 105 · 3 ROOM · 04 TO 06 · New Generation · 59 years left | 70 sqm | S$430,000 | S$6,143 psm |
| Aug 2024 | Blk 105 · 3 ROOM · 07 TO 09 · New Generation · 60 years left | 67 sqm | S$406,000 | S$6,060 psm |
| Jun 2023 | Blk 105 · 4 ROOM · 04 TO 06 · New Generation · 61 years left | 91 sqm | S$485,000 | S$5,330 psm |
| Nov 2022 | Blk 105 · 4 ROOM · 07 TO 09 · New Generation · 62 years left | 93 sqm | S$455,000 | S$4,892 psm |
| May 2022 | Blk 105 · 3 ROOM · 07 TO 09 · New Generation · 62 years left | 70 sqm | S$351,000 | S$5,014 psm |
| May 2022 | Blk 105 · 3 ROOM · 01 TO 03 · New Generation · 62 years left | 70 sqm | S$340,000 | S$4,857 psm |
| Apr 2022 | Blk 105 · 4 ROOM · 10 TO 12 · New Generation · 62 years left | 93 sqm | S$450,000 | S$4,839 psm |
| Apr 2022 | Blk 105 · 3 ROOM · 07 TO 09 · New Generation · 62 years left | 70 sqm | S$320,000 | S$4,571 psm |
| Jan 2022 | Blk 105 · 3 ROOM · 10 TO 12 · New Generation · 63 years left | 67 sqm | S$341,888 | S$5,103 psm |
| Dec 2021 | Blk 105 · 3 ROOM · 10 TO 12 · New Generation · 63 years left | 67 sqm | S$325,000 | S$4,851 psm |
Showing 16 of 82.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 105 · 4 ROOM | S$2,900 | — |
| Feb 2026 | Blk 105 · 4 ROOM | S$3,400 | — |
| Feb 2026 | Blk 105 · 3 ROOM | S$3,000 | — |
| Dec 2025 | Blk 105 · 3 ROOM | S$2,600 | — |
| Oct 2025 | Blk 105 · 3 ROOM | S$2,800 | — |
| Aug 2025 | Blk 105 · 4 ROOM | S$2,900 | — |
| Jul 2025 | Blk 105 · 3 ROOM | S$1,950 | — |
| Feb 2025 | Blk 105 · 4 ROOM | S$2,050 | — |
| Nov 2024 | Blk 105 · 4 ROOM | S$2,900 | — |
| Oct 2024 | Blk 105 · 3 ROOM | S$3,000 | — |
| Sept 2024 | Blk 105 · 3 ROOM | S$1,800 | — |
| May 2024 | Blk 105 · 4 ROOM | S$850 | — |
| Apr 2024 | Blk 105 · 4 ROOM | S$3,400 | — |
| Nov 2023 | Blk 105 · 4 ROOM | S$850 | — |
| Aug 2023 | Blk 105 · 3 ROOM | S$3,000 | — |
| May 2023 | Blk 105 · 3 ROOM | S$1,900 | — |
| Nov 2022 | Blk 105 · 4 ROOM | S$2,100 | — |
| Mar 2022 | Blk 105 · 4 ROOM | S$3,000 | — |
| Dec 2021 | Blk 105 · 4 ROOM | S$3,000 | — |
| Sept 2021 | Blk 105 · 3 ROOM | S$1,800 | — |
| Jul 2021 | Blk 105 · 3 ROOM | S$2,200 | — |
| May 2021 | Blk 105 · 3 ROOM | S$1,800 | — |
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 57 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 | 52 years | S$397,649 | S$439,036 | S$475,485 | S$483,801 |
| 10 years | 47 years | S$377,618 | S$460,315 | S$539,917 | S$558,968 |
| 20 years | 37 years | S$331,967 | S$493,285 | S$678,645 | S$727,380 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.