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HDB · 470106

Blk 106 Bedok Reservoir Rd

Project page · 99-year lease from 1985

Indicative value range
S$530,000 – S$590,417
Indicative mid S$556,888 · S$6,120 psm

Based on 81 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 14101 TO 0384 sqmS$525,000S$6,250 psm×1.000S$6,250 psm
Oct 2026Blk 60901 TO 0397 sqmS$515,000S$5,309 psm×1.000S$5,309 psm
Oct 2026Blk 14104 TO 0684 sqmS$510,000S$6,071 psm×1.000S$6,071 psm
Oct 2026Blk 62201 TO 0391 sqmS$520,000S$5,714 psm×1.000S$5,714 psm
Oct 2026Blk 12301 TO 03103 sqmS$599,000S$5,816 psm×1.000S$5,816 psm
Oct 2026Blk 13113 TO 1583 sqmS$620,000S$7,470 psm×1.000S$7,470 psm
Sept 2026Blk 10507 TO 0993 sqmS$590,000S$6,344 psm×1.000S$6,344 psm
Sept 2026Blk 62204 TO 0691 sqmS$545,000S$5,989 psm×1.000S$5,989 psm
Sept 2026Blk 15107 TO 0988 sqmS$625,000S$7,102 psm×1.000S$7,102 psm
Sept 2026Blk 14010 TO 1284 sqmS$610,000S$7,262 psm×1.000S$7,262 psm
Sept 2026Blk 71807 TO 09104 sqmS$545,000S$5,240 psm×1.000S$5,240 psm
Sept 2026Blk 13201 TO 0384 sqmS$550,000S$6,548 psm×1.000S$6,548 psm
Sept 2026Blk 60604 TO 0692 sqmS$540,000S$5,870 psm×1.000S$5,870 psm
Sept 2026Blk 13501 TO 0384 sqmS$500,000S$5,952 psm×1.000S$5,952 psm
Sept 2026Blk 62204 TO 0691 sqmS$550,888S$6,054 psm×1.000S$6,054 psm
Sept 2026Blk 13407 TO 0984 sqmS$544,888S$6,487 psm×1.000S$6,487 psm
Sept 2026Blk 12507 TO 0984 sqmS$550,000S$6,548 psm×1.000S$6,548 psm
Aug 2026Blk 71804 TO 06104 sqmS$574,000S$5,519 psm×1.000S$5,519 psm
Aug 2026Blk 10310 TO 1296 sqmS$599,000S$6,240 psm×1.000S$6,240 psm
Aug 2026Blk 12210 TO 12103 sqmS$640,000S$6,214 psm×1.000S$6,214 psm
Aug 2026Blk 13101 TO 0383 sqmS$550,000S$6,627 psm×1.000S$6,627 psm
Aug 2026Blk 71801 TO 03104 sqmS$545,000S$5,240 psm×1.000S$5,240 psm
Aug 2026Blk 15004 TO 0684 sqmS$572,000S$6,810 psm×1.000S$6,810 psm
Aug 2026Blk 70107 TO 0993 sqmS$548,000S$5,892 psm×1.000S$5,892 psm
Aug 2026Blk 12801 TO 0384 sqmS$540,000S$6,429 psm×1.000S$6,429 psm
Jul 2026Blk 10304 TO 0691 sqmS$578,000S$6,352 psm×1.000S$6,352 psm
Jul 2026Blk 71804 TO 06104 sqmS$570,000S$5,481 psm×1.000S$5,481 psm
Jul 2026Blk 12004 TO 06104 sqmS$600,000S$5,769 psm×1.000S$5,769 psm
Jul 2026Blk 12510 TO 1284 sqmS$580,000S$6,905 psm×1.000S$6,905 psm
Jul 2026Blk 10701 TO 0391 sqmS$556,888S$6,120 psm×1.000S$6,120 psm
Jul 2026Blk 11304 TO 0691 sqmS$530,000S$5,824 psm×1.000S$5,824 psm
Jul 2026Blk 14807 TO 0984 sqmS$593,000S$7,060 psm×1.000S$7,060 psm
Jul 2026Blk 72010 TO 12104 sqmS$615,000S$5,913 psm×1.000S$5,913 psm
Jul 2026Blk 13410 TO 1284 sqmS$588,888S$7,011 psm×1.000S$7,011 psm
Jul 2026Blk 60104 TO 0698 sqmS$550,000S$5,612 psm×1.000S$5,612 psm
Jul 2026Blk 62801 TO 0395 sqmS$540,000S$5,684 psm×1.000S$5,684 psm
Jun 2026Blk 12210 TO 12103 sqmS$600,000S$5,825 psm×1.000S$5,825 psm
Jun 2026Blk 10707 TO 0993 sqmS$560,000S$6,022 psm×1.000S$6,022 psm
Jun 2026Blk 60904 TO 0691 sqmS$530,000S$5,824 psm×1.000S$5,824 psm
Jun 2026Blk 71810 TO 12104 sqmS$585,000S$5,625 psm×1.000S$5,625 psm
Jun 2026Blk 11301 TO 0396 sqmS$555,000S$5,781 psm×1.000S$5,781 psm
Jun 2026Blk 14913 TO 1584 sqmS$565,000S$6,726 psm×1.000S$6,726 psm
May 2026Blk 14813 TO 1584 sqmS$585,000S$6,964 psm×1.000S$6,964 psm
May 2026Blk 11607 TO 0993 sqmS$580,000S$6,237 psm×1.000S$6,237 psm
May 2026Blk 14910 TO 1284 sqmS$565,000S$6,726 psm×1.000S$6,726 psm
May 2026Blk 62704 TO 0691 sqmS$508,000S$5,582 psm×1.000S$5,582 psm
May 2026Blk 14804 TO 0684 sqmS$595,000S$7,083 psm×1.000S$7,083 psm
May 2026Blk 61507 TO 0993 sqmS$573,000S$6,161 psm×1.000S$6,161 psm
Apr 2026Blk 62110 TO 1298 sqmS$588,000S$6,000 psm×1.000S$6,000 psm
Apr 2026Blk 60110 TO 1298 sqmS$550,000S$5,612 psm×1.000S$5,612 psm
Apr 2026Blk 62804 TO 0695 sqmS$545,000S$5,737 psm×1.000S$5,737 psm
Apr 2026Blk 70304 TO 0693 sqmS$518,888S$5,579 psm×1.000S$5,579 psm
Apr 2026Blk 14610 TO 1284 sqmS$545,000S$6,488 psm×1.000S$6,488 psm
Apr 2026Blk 12407 TO 0984 sqmS$550,000S$6,548 psm×1.000S$6,548 psm
Apr 2026Blk 14604 TO 0684 sqmS$545,000S$6,488 psm×1.000S$6,488 psm
Apr 2026Blk 62704 TO 0691 sqmS$495,000S$5,440 psm×1.000S$5,440 psm
Apr 2026Blk 62701 TO 0391 sqmS$570,000S$6,264 psm×1.000S$6,264 psm
Mar 2026Blk 11010 TO 1293 sqmS$565,888S$6,085 psm×0.997S$6,067 psm
Mar 2026Blk 72413 TO 15103 sqmS$610,000S$5,922 psm×0.997S$5,905 psm
Mar 2026Blk 12004 TO 0691 sqmS$555,000S$6,099 psm×0.997S$6,081 psm
Feb 2026Blk 71301 TO 0393 sqmS$545,000S$5,860 psm×0.997S$5,843 psm
Feb 2026Blk 11004 TO 0692 sqmS$550,000S$5,978 psm×0.997S$5,961 psm
Feb 2026Blk 13907 TO 0984 sqmS$600,000S$7,143 psm×0.997S$7,122 psm
Feb 2026Blk 71810 TO 12104 sqmS$575,000S$5,529 psm×0.997S$5,513 psm
Jan 2026Blk 11004 TO 0691 sqmS$560,000S$6,154 psm×0.997S$6,136 psm
Jan 2026Blk 62607 TO 0992 sqmS$565,000S$6,141 psm×0.997S$6,123 psm
Jan 2026Blk 71804 TO 06104 sqmS$560,000S$5,385 psm×0.997S$5,369 psm
Jan 2026Blk 11304 TO 0696 sqmS$585,000S$6,094 psm×0.997S$6,076 psm
Jan 2026Blk 14707 TO 0984 sqmS$538,000S$6,405 psm×0.997S$6,386 psm
Jan 2026Blk 10310 TO 1296 sqmS$608,000S$6,333 psm×0.997S$6,315 psm
Jan 2026Blk 62304 TO 0691 sqmS$578,000S$6,352 psm×0.997S$6,333 psm
Jan 2026Blk 10810 TO 1293 sqmS$578,000S$6,215 psm×0.997S$6,197 psm
Dec 2025Blk 72307 TO 09103 sqmS$630,000S$6,117 psm×0.996S$6,092 psm
Dec 2025Blk 61107 TO 0997 sqmS$608,000S$6,268 psm×0.996S$6,243 psm
Dec 2025Blk 14810 TO 12104 sqmS$645,000S$6,202 psm×0.996S$6,178 psm
Dec 2025Blk 14804 TO 0684 sqmS$578,888S$6,892 psm×0.996S$6,864 psm
Dec 2025Blk 72004 TO 06104 sqmS$600,000S$5,769 psm×0.996S$5,747 psm
Dec 2025Blk 14710 TO 1284 sqmS$588,000S$7,000 psm×0.996S$6,973 psm
Nov 2025Blk 70904 TO 06102 sqmS$605,000S$5,931 psm×0.996S$5,908 psm
Nov 2025Blk 60801 TO 0391 sqmS$570,000S$6,264 psm×0.996S$6,239 psm
Nov 2025Blk 13404 TO 0684 sqmS$570,000S$6,786 psm×0.996S$6,759 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.

7.22% gross yield

S$40,200 of rent a year against the estimate above · 0.28 points below flats like it

Homes like this rent for about S$3,350 a month, the middle of 121 approvals in the last year.

In Bedok, flats of this type with 50 to 59 years of lease left yield 7.50%, from 21 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

ApprovedBlockFlatRent a month
Sept 20261234 ROOMS$3,900
Sept 20266284 ROOMS$3,800
Sept 20261494 ROOMS$3,780
Sept 20267184 ROOMS$3,700
Sept 20261514 ROOMS$3,600
Sept 20267204 ROOMS$3,500
Sept 20261484 ROOMS$3,400
Sept 20266264 ROOMS$3,400

median of 121 HDB rental approvals for 4 ROOM on Bedok Reservoir Rd since 2025-10.

Buying or selling at S$556,888?

Buying: Stamp duty on S$556,888 · Cash and CPF needed on S$556,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$556,888.

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

Primary schools near 106 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2025
Blk 106 · 4 ROOM · 10 TO 12 · New Generation · 59 years left
91 sqmS$578,888S$6,361 psm
Apr 2025
Blk 106 · 4 ROOM · 04 TO 06 · New Generation · 59 years left
91 sqmS$540,000S$5,934 psm
Apr 2025
Blk 106 · 4 ROOM · 04 TO 06 · New Generation · 59 years left
91 sqmS$530,000S$5,824 psm
Mar 2025
Blk 106 · 4 ROOM · 10 TO 12 · New Generation · 59 years left
103 sqmS$605,000S$5,874 psm
Aug 2024
Blk 106 · 4 ROOM · 04 TO 06 · New Generation · 60 years left
91 sqmS$530,000S$5,824 psm
Feb 2024
Blk 106 · 4 ROOM · 01 TO 03 · New Generation · 61 years left
93 sqmS$505,000S$5,430 psm
Nov 2022
Blk 106 · 4 ROOM · 10 TO 12 · New Generation · 62 years left
93 sqmS$480,000S$5,161 psm
May 2022
Blk 106 · 4 ROOM · 01 TO 03 · New Generation · 62 years left
91 sqmS$420,000S$4,615 psm
Apr 2022
Blk 106 · 4 ROOM · 04 TO 06 · New Generation · 62 years left
91 sqmS$430,000S$4,725 psm
Apr 2022
Blk 106 · 4 ROOM · 10 TO 12 · New Generation · 62 years left
91 sqmS$412,000S$4,527 psm
Mar 2022
Blk 106 · 4 ROOM · 04 TO 06 · New Generation · 62 years left
91 sqmS$430,000S$4,725 psm
See more

Showing 11 of 77.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years52 yearsS$531,603S$586,933S$635,660S$646,777
10 years47 yearsS$504,825S$615,379S$721,797S$747,265
20 years37 yearsS$443,795S$659,456S$907,258S$972,410

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.