Blk 134 Bedok Reservoir Rd
Project page · 99-year lease from 1987
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 134 | 07 TO 09 | 84 sqm | S$544,888 | S$6,487 psm | ×1.000 | S$6,487 psm |
| Jul 2026 | Blk 134 | 10 TO 12 | 84 sqm | S$588,888 | S$7,011 psm | ×1.000 | S$7,011 psm |
| Nov 2025 | Blk 134 | 04 TO 06 | 84 sqm | S$570,000 | S$6,786 psm | ×0.996 | S$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.
7.08% gross yield
S$40,200 of rent a year against the estimate above · 0.42 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 123 | 4 ROOM | S$3,900 |
| Sept 2026 | 628 | 4 ROOM | S$3,800 |
| Sept 2026 | 149 | 4 ROOM | S$3,780 |
| Sept 2026 | 718 | 4 ROOM | S$3,700 |
| Sept 2026 | 151 | 4 ROOM | S$3,600 |
| Sept 2026 | 720 | 4 ROOM | S$3,500 |
| Sept 2026 | 148 | 4 ROOM | S$3,400 |
| Sept 2026 | 626 | 4 ROOM | S$3,400 |
median of 121 HDB rental approvals for 4 ROOM on Bedok Reservoir Rd since 2025-10.
Buying or selling at S$567,760?
Buying: Stamp duty on S$567,760 · Cash and CPF needed on S$567,760 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$567,760.
Each opens with this figure filled in; change anything there.
Primary schools near 134 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 · 196 m · no 2025 Phase 2C ballot
- Damai Primary School · 807 m
1 to 2 km
- Maha Bodhi School · 1,252 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Stephen's School (boys) · 1,593 m · no 2025 Phase 2C ballot
- Opera Estate Primary School · 1,831 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 134 · 4 ROOM · 07 TO 09 · Simplified · 60 years left | 84 sqm | S$544,888 | S$6,487 psm |
| Jul 2026 | Blk 134 · 4 ROOM · 10 TO 12 · Simplified · 60 years left | 84 sqm | S$588,888 | S$7,011 psm |
| Nov 2025 | Blk 134 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$570,000 | S$6,786 psm |
| Aug 2025 | Blk 134 · 4 ROOM · 07 TO 09 · Simplified · 61 years left | 84 sqm | S$585,000 | S$6,964 psm |
| Sept 2024 | Blk 134 · 4 ROOM · 10 TO 12 · Simplified · 62 years left | 84 sqm | S$545,000 | S$6,488 psm |
| Sept 2024 | Blk 134 · 4 ROOM · 01 TO 03 · Simplified · 62 years left | 84 sqm | S$490,000 | S$5,833 psm |
| Feb 2024 | Blk 134 · 4 ROOM · 07 TO 09 · Simplified · 62 years left | 84 sqm | S$535,000 | S$6,369 psm |
| Jul 2022 | Blk 134 · 4 ROOM · 04 TO 06 · Model A · 64 years left | 103 sqm | S$540,000 | S$5,243 psm |
| May 2022 | Blk 134 · 4 ROOM · 10 TO 12 · Simplified · 64 years left | 84 sqm | S$410,000 | S$4,881 psm |
Showing 9 of 36.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 134 · 4 ROOM | S$3,500 | — |
| Apr 2025 | Blk 134 · 4 ROOM | S$3,500 | — |
| Apr 2025 | Blk 134 · 4 ROOM | S$3,200 | — |
| Feb 2025 | Blk 134 · 4 ROOM | S$3,000 | — |
| Feb 2025 | Blk 134 · 4 ROOM | S$2,950 | — |
| Apr 2024 | Blk 134 · 4 ROOM | S$3,500 | — |
| May 2023 | Blk 134 · 4 ROOM | S$3,000 | — |
| Apr 2023 | Blk 134 · 4 ROOM | S$3,000 | — |
| May 2022 | Blk 134 · 4 ROOM | S$1,700 | — |
| Mar 2022 | Blk 134 · 4 ROOM | S$1,950 | — |
| May 2021 | Blk 134 · 4 ROOM | S$2,300 | — |
| Mar 2021 | Blk 134 · 4 ROOM | S$1,950 | — |
| Jan 2021 | Blk 134 · 4 ROOM | S$1,950 | — |
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 59 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 | 54 years | S$541,982 | S$598,392 | S$648,069 | S$659,404 |
| 10 years | 49 years | S$514,681 | S$627,393 | S$735,889 | S$761,853 |
| 20 years | 39 years | S$452,459 | S$672,331 | S$924,970 | S$991,394 |
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.