Blk 115 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 115 | 07 TO 09 | 156 sqm | S$975,000 | S$6,250 psm | ×1.000 | S$6,250 psm |
| Sept 2026 | Blk 115 | 10 TO 12 | 150 sqm | S$990,000 | S$6,600 psm | ×1.000 | S$6,600 psm |
| Feb 2026 | Blk 115 | 04 TO 06 | 150 sqm | S$990,000 | S$6,600 psm | ×0.997 | S$6,581 psm |
| Dec 2025 | Blk 115 | 04 TO 06 | 150 sqm | S$970,000 | S$6,467 psm | ×0.996 | S$6,441 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.
4.91% gross yield
S$48,000 of rent a year against the estimate above · 0.41 points above flats like it
Homes like this rent for about S$4,000 a month, the middle of 36 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 4.50%, 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 |
|---|---|---|---|
| Sept 2026 | 721 | EXECUTIVE | S$4,300 |
| Sept 2026 | 115 | EXECUTIVE | S$4,200 |
| Aug 2026 | 114 | EXECUTIVE | S$3,200 |
| Jul 2026 | 639 | EXECUTIVE | S$3,700 |
| Jul 2026 | 637 | EXECUTIVE | S$3,500 |
| Jul 2026 | 115 | EXECUTIVE | S$2,500 |
| Jun 2026 | 725 | EXECUTIVE | S$4,400 |
| Jun 2026 | 725 | EXECUTIVE | S$4,300 |
median of 36 HDB rental approvals for EXECUTIVE on Bedok Reservoir Rd since 2025-10.
Buying or selling at S$976,635?
Buying: Stamp duty on S$976,635 · Cash and CPF needed on S$976,635 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$976,635.
Each opens with this figure filled in; change anything there.
Primary schools near 115 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 · 216 m · no 2025 Phase 2C ballot
- Maha Bodhi School · 737 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Damai Primary School · 1,316 m
- St. Stephen's School (boys) · 1,568 m · no 2025 Phase 2C ballot
- Opera Estate Primary School · 1,996 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 115 · EXECUTIVE · 10 TO 12 · Maisonette · 58 years left | 150 sqm | S$990,000 | S$6,600 psm |
| Sept 2026 | Blk 115 · EXECUTIVE · 07 TO 09 · Maisonette · 58 years left | 156 sqm | S$975,000 | S$6,250 psm |
| Feb 2026 | Blk 115 · EXECUTIVE · 04 TO 06 · Maisonette · 59 years left | 150 sqm | S$990,000 | S$6,600 psm |
| Dec 2025 | Blk 115 · EXECUTIVE · 04 TO 06 · Maisonette · 59 years left | 150 sqm | S$970,000 | S$6,467 psm |
| Jan 2025 | Blk 115 · EXECUTIVE · 10 TO 12 · Maisonette · 60 years left | 150 sqm | S$905,000 | S$6,033 psm |
| Aug 2024 | Blk 115 · EXECUTIVE · 04 TO 06 · Maisonette · 60 years left | 150 sqm | S$900,000 | S$6,000 psm |
| Jul 2024 | Blk 115 · EXECUTIVE · 01 TO 03 · Maisonette · 60 years left | 156 sqm | S$880,000 | S$5,641 psm |
| May 2024 | Blk 115 · EXECUTIVE · 04 TO 06 · Maisonette · 60 years left | 150 sqm | S$850,000 | S$5,667 psm |
| Mar 2024 | Blk 115 · EXECUTIVE · 10 TO 12 · Maisonette · 61 years left | 156 sqm | S$918,000 | S$5,885 psm |
| May 2023 | Blk 115 · EXECUTIVE · 10 TO 12 · Maisonette · 62 years left | 150 sqm | S$855,000 | S$5,700 psm |
| Mar 2023 | Blk 115 · EXECUTIVE · 04 TO 06 · Maisonette · 62 years left | 156 sqm | S$850,000 | S$5,449 psm |
| Mar 2023 | Blk 115 · EXECUTIVE · 04 TO 06 · Maisonette · 62 years left | 156 sqm | S$810,000 | S$5,192 psm |
| Jan 2023 | Blk 115 · EXECUTIVE · 04 TO 06 · Maisonette · 62 years left | 150 sqm | S$795,000 | S$5,300 psm |
| Aug 2022 | Blk 115 · EXECUTIVE · 04 TO 06 · Maisonette · 62 years left | 150 sqm | S$745,000 | S$4,967 psm |
| Jul 2022 | Blk 115 · EXECUTIVE · 01 TO 03 · Maisonette · 62 years left | 150 sqm | S$650,000 | S$4,333 psm |
| Apr 2022 | Blk 115 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left | 148 sqm | S$650,000 | S$4,392 psm |
Showing 16 of 42.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 115 · EXECUTIVE | S$4,200 | — |
| Jul 2026 | Blk 115 · EXECUTIVE | S$2,500 | — |
| Apr 2026 | Blk 115 · EXECUTIVE | S$4,000 | — |
| Feb 2026 | Blk 115 · EXECUTIVE | S$3,800 | — |
| Jan 2026 | Blk 115 · EXECUTIVE | S$4,800 | — |
| Dec 2025 | Blk 115 · EXECUTIVE | S$4,000 | — |
| Jul 2025 | Blk 115 · EXECUTIVE | S$4,900 | — |
| Mar 2025 | Blk 115 · EXECUTIVE | S$4,200 | — |
| Feb 2025 | Blk 115 · EXECUTIVE | S$4,800 | — |
| Apr 2024 | Blk 115 · EXECUTIVE | S$4,000 | — |
| Mar 2024 | Blk 115 · EXECUTIVE | S$3,400 | — |
| Dec 2023 | Blk 115 · EXECUTIVE | S$3,300 | — |
| Aug 2023 | Blk 115 · EXECUTIVE | S$4,500 | — |
| Jun 2023 | Blk 115 · EXECUTIVE | S$2,500 | — |
| Dec 2022 | Blk 115 · EXECUTIVE | S$4,500 | — |
| Oct 2022 | Blk 115 · EXECUTIVE | S$2,000 | — |
| Sept 2022 | Blk 115 · EXECUTIVE | S$3,450 | — |
| Apr 2022 | Blk 115 · EXECUTIVE | S$2,400 | — |
| Feb 2022 | Blk 115 · EXECUTIVE | S$2,700 | — |
| Sept 2021 | Blk 115 · EXECUTIVE | S$2,650 | — |
| Aug 2021 | Blk 115 · EXECUTIVE | S$3,000 | — |
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$932,292 | S$1,029,326 | S$1,114,779 | S$1,134,276 |
| 10 years | 47 years | S$885,330 | S$1,079,213 | S$1,265,842 | S$1,310,505 |
| 20 years | 37 years | S$778,300 | S$1,156,513 | S$1,591,091 | S$1,705,351 |
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.