Blk 121 Bedok Reservoir Rd
Project page · 99-year lease from 1985
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Jan 2026 | Blk 121 | 07 TO 09 | 67 sqm | S$451,000 | S$6,731 psm | ×0.997 | S$6,711 psm |
| Jan 2026 | Blk 121 | 07 TO 09 | 67 sqm | S$460,000 | S$6,866 psm | ×0.997 | S$6,845 psm |
| Dec 2025 | Blk 121 | 04 TO 06 | 67 sqm | S$465,000 | S$6,940 psm | ×0.996 | S$6,913 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.
7.33% gross yield
S$33,600 of rent a year against the estimate above · 0.67 points below 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$458,643?
Buying: Stamp duty on S$458,643 · Cash and CPF needed on S$458,643 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$458,643.
Each opens with this figure filled in; change anything there.
Primary schools near 121 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 · 64 m · no 2025 Phase 2C ballot
- Maha Bodhi School · 892 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Damai Primary School · 1,161 m
- St. Stephen's School (boys) · 1,555 m · no 2025 Phase 2C ballot
- Opera Estate Primary School · 1,929 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 121 · 3 ROOM · 07 TO 09 · New Generation · 59 years left | 67 sqm | S$460,000 | S$6,866 psm |
| Jan 2026 | Blk 121 · 3 ROOM · 07 TO 09 · New Generation · 59 years left | 67 sqm | S$451,000 | S$6,731 psm |
| Dec 2025 | Blk 121 · 3 ROOM · 04 TO 06 · New Generation · 59 years left | 67 sqm | S$465,000 | S$6,940 psm |
| Jan 2025 | Blk 121 · 3 ROOM · 07 TO 09 · New Generation · 60 years left | 67 sqm | S$445,888 | S$6,655 psm |
| Sept 2024 | Blk 121 · 3 ROOM · 04 TO 06 · New Generation · 60 years left | 67 sqm | S$445,000 | S$6,642 psm |
| Jan 2024 | Blk 121 · 4 ROOM · 04 TO 06 · New Generation · 61 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Sept 2023 | Blk 121 · 4 ROOM · 07 TO 09 · New Generation · 61 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Jan 2023 | Blk 121 · 4 ROOM · 07 TO 09 · New Generation · 62 years left | 93 sqm | S$478,000 | S$5,140 psm |
| Oct 2022 | Blk 121 · 3 ROOM · 07 TO 09 · New Generation · 62 years left | 67 sqm | S$390,000 | S$5,821 psm |
| Sept 2022 | Blk 121 · 3 ROOM · 04 TO 06 · New Generation · 62 years left | 67 sqm | S$361,000 | S$5,388 psm |
| Aug 2022 | Blk 121 · 4 ROOM · 01 TO 03 · New Generation · 62 years left | 93 sqm | S$485,000 | S$5,215 psm |
| Apr 2022 | Blk 121 · 3 ROOM · 01 TO 03 · New Generation · 62 years left | 67 sqm | S$335,000 | S$5,000 psm |
| Dec 2021 | Blk 121 · 3 ROOM · 07 TO 09 · New Generation · 63 years left | 67 sqm | S$350,000 | S$5,224 psm |
Showing 13 of 49.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 121 · 3 ROOM | S$3,200 | — |
| Apr 2026 | Blk 121 · 3 ROOM | S$2,700 | — |
| Nov 2025 | Blk 121 · 3 ROOM | S$3,000 | — |
| Oct 2025 | Blk 121 · 3 ROOM | S$2,800 | — |
| Sept 2025 | Blk 121 · 3 ROOM | S$1,600 | — |
| Aug 2025 | Blk 121 · 3 ROOM | S$3,650 | — |
| Aug 2025 | Blk 121 · 3 ROOM | S$3,000 | — |
| Jul 2025 | Blk 121 · 4 ROOM | S$1,000 | — |
| Jun 2025 | Blk 121 · 4 ROOM | S$3,000 | — |
| Jan 2025 | Blk 121 · 3 ROOM | S$2,800 | — |
| Sept 2024 | Blk 121 · 3 ROOM | S$3,000 | — |
| Nov 2023 | Blk 121 · 3 ROOM | S$3,200 | — |
| Sept 2023 | Blk 121 · 3 ROOM | S$1,800 | — |
| Aug 2023 | Blk 121 · 4 ROOM | S$1,000 | — |
| Jul 2023 | Blk 121 · 3 ROOM | S$3,850 | — |
| Feb 2023 | Blk 121 · 3 ROOM | S$2,900 | — |
| Jan 2023 | Blk 121 · 3 ROOM | S$2,500 | — |
| Oct 2022 | Blk 121 · 3 ROOM | S$2,700 | — |
| Oct 2021 | Blk 121 · 3 ROOM | S$1,400 | — |
| Jul 2021 | Blk 121 · 3 ROOM | S$1,800 | — |
| Jun 2021 | Blk 121 · 4 ROOM | S$2,000 | — |
| Jan 2021 | Blk 121 · 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$437,819 | S$483,387 | S$523,518 | S$532,674 |
| 10 years | 47 years | S$415,765 | S$506,815 | S$594,459 | S$615,434 |
| 20 years | 37 years | S$365,502 | S$543,117 | S$747,201 | S$800,860 |
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.