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HDB · 470148

Blk 148 Bedok Reservoir Rd

Project page · 99-year lease from 1987

Indicative value range
S$582,904 – S$593,499
Indicative mid S$589,000 · S$7,012 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jul 2026Blk 14807 TO 0984 sqmS$593,000S$7,060 psm×1.000S$7,060 psm
May 2026Blk 14813 TO 1584 sqmS$585,000S$6,964 psm×1.000S$6,964 psm
May 2026Blk 14804 TO 0684 sqmS$595,000S$7,083 psm×1.000S$7,083 psm
Dec 2025Blk 14804 TO 0684 sqmS$578,888S$6,892 psm×0.996S$6,864 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.

6.83% gross yield

S$40,200 of rent a year against the estimate above · 0.67 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$589,000?

Buying: Stamp duty on S$589,000 · Cash and CPF needed on S$589,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$589,000.

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

Primary schools near 148 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 2026
Blk 148 · 4 ROOM · 07 TO 09 · Simplified · 60 years left
84 sqmS$593,000S$7,060 psm
May 2026
Blk 148 · 4 ROOM · 04 TO 06 · Simplified · 60 years left
84 sqmS$595,000S$7,083 psm
May 2026
Blk 148 · 4 ROOM · 13 TO 15 · Simplified · 60 years left
84 sqmS$585,000S$6,964 psm
Dec 2025
Blk 148 · 4 ROOM · 04 TO 06 · Simplified · 60 years left
84 sqmS$578,888S$6,892 psm
Dec 2025
Blk 148 · 4 ROOM · 10 TO 12 · Model A · 60 years left
104 sqmS$645,000S$6,202 psm
Apr 2024
Blk 148 · 4 ROOM · 01 TO 03 · Simplified · 62 years left
84 sqmS$515,000S$6,131 psm
Jan 2024
Blk 148 · 4 ROOM · 10 TO 12 · Simplified · 62 years left
85 sqmS$522,000S$6,141 psm
Aug 2023
Blk 148 · 4 ROOM · 01 TO 03 · Simplified · 63 years left
84 sqmS$485,000S$5,774 psm
Jun 2023
Blk 148 · 4 ROOM · 04 TO 06 · Simplified · 63 years left
84 sqmS$500,000S$5,952 psm
Sept 2022
Blk 148 · 4 ROOM · 10 TO 12 · Simplified · 64 years left
excluded: outlier
84 sqmS$515,000S$6,131 psm
Apr 2022
Blk 148 · 4 ROOM · 07 TO 09 · Simplified · 64 years left
84 sqmS$465,000S$5,536 psm
Nov 2021
Blk 148 · 4 ROOM · 04 TO 06 · Simplified · 64 years left
84 sqmS$415,000S$4,940 psm
See more

Showing 12 of 58.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years54 yearsS$562,257S$620,777S$672,313S$684,071
10 years49 yearsS$533,935S$650,863S$763,418S$790,354
20 years39 yearsS$469,386S$697,482S$959,573S$1,028,482

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.