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HDB · 470604

Blk 604 Bedok Reservoir Rd

Project page · 99-year lease from 1982

Indicative value range
S$635,000 – S$706,379
Indicative mid S$672,687 · S$5,559 psm

Based on 30 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 14013 TO 15122 sqmS$732,500S$6,004 psm×1.000S$6,004 psm
Oct 2026Blk 60704 TO 06121 sqmS$650,000S$5,372 psm×1.000S$5,372 psm
Oct 2026Blk 13113 TO 15122 sqmS$750,000S$6,148 psm×1.000S$6,148 psm
Sept 2026Blk 60110 TO 12121 sqmS$635,000S$5,248 psm×1.000S$5,248 psm
Sept 2026Blk 72007 TO 09132 sqmS$820,000S$6,212 psm×1.000S$6,212 psm
Sept 2026Blk 60104 TO 06121 sqmS$635,000S$5,248 psm×1.000S$5,248 psm
Sept 2026Blk 71107 TO 09125 sqmS$725,000S$5,800 psm×1.000S$5,800 psm
Aug 2026Blk 60504 TO 06121 sqmS$638,000S$5,273 psm×1.000S$5,273 psm
Aug 2026Blk 14207 TO 09122 sqmS$750,000S$6,148 psm×1.000S$6,148 psm
Aug 2026Blk 62107 TO 09121 sqmS$680,000S$5,620 psm×1.000S$5,620 psm
Aug 2026Blk 71101 TO 03121 sqmS$600,000S$4,959 psm×1.000S$4,959 psm
Aug 2026Blk 60101 TO 03121 sqmS$600,000S$4,959 psm×1.000S$4,959 psm
Jul 2026Blk 60204 TO 06121 sqmS$610,000S$5,041 psm×1.000S$5,041 psm
Jul 2026Blk 71407 TO 09121 sqmS$690,888S$5,710 psm×1.000S$5,710 psm
Jul 2026Blk 71507 TO 09121 sqmS$695,000S$5,744 psm×1.000S$5,744 psm
Jul 2026Blk 71501 TO 03121 sqmS$655,000S$5,413 psm×1.000S$5,413 psm
Jul 2026Blk 61301 TO 03121 sqmS$625,000S$5,165 psm×1.000S$5,165 psm
Jun 2026Blk 72310 TO 12139 sqmS$960,000S$6,906 psm×1.000S$6,906 psm
May 2026Blk 11207 TO 09121 sqmS$682,000S$5,636 psm×1.000S$5,636 psm
Apr 2026Blk 71010 TO 12121 sqmS$740,000S$6,116 psm×1.000S$6,116 psm
Apr 2026Blk 71207 TO 09136 sqmS$830,000S$6,103 psm×1.000S$6,103 psm
Mar 2026Blk 62104 TO 06121 sqmS$710,000S$5,868 psm×0.997S$5,850 psm
Feb 2026Blk 72304 TO 06139 sqmS$800,000S$5,755 psm×0.997S$5,738 psm
Feb 2026Blk 14110 TO 12122 sqmS$660,000S$5,410 psm×0.997S$5,394 psm
Jan 2026Blk 71001 TO 03125 sqmS$655,000S$5,240 psm×0.997S$5,225 psm
Dec 2025Blk 72301 TO 03137 sqmS$793,000S$5,788 psm×0.996S$5,766 psm
Dec 2025Blk 11204 TO 06121 sqmS$668,000S$5,521 psm×0.996S$5,499 psm
Nov 2025Blk 62101 TO 03121 sqmS$650,000S$5,372 psm×0.996S$5,351 psm
Nov 2025Blk 61301 TO 03121 sqmS$630,000S$5,207 psm×0.996S$5,186 psm
Nov 2025Blk 61301 TO 03121 sqmS$615,000S$5,083 psm×0.996S$5,063 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.

6.24% gross yield

S$42,000 of rent a year against the estimate above · 0.36 points above flats like it

Homes like this rent for about S$3,500 a month, the middle of 51 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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

ApprovedBlockFlatRent a month
Sept 20267225 ROOMS$4,100
Sept 20267115 ROOMS$3,500
Aug 20261475 ROOMS$4,000
Aug 20266025 ROOMS$3,900
Aug 20261015 ROOMS$3,200
Aug 20266075 ROOMS$2,850
Aug 20267155 ROOMS$2,800
Jul 20267225 ROOMS$4,200

median of 51 HDB rental approvals for 5 ROOM on Bedok Reservoir Rd since 2025-10.

Buying or selling at S$672,687?

Buying: Stamp duty on S$672,687 · Cash and CPF needed on S$672,687 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$672,687.

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

Primary schools near 604 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
Mar 2025
Blk 604 · 5 ROOM · 01 TO 03 · Improved · 56 years left
121 sqmS$645,000S$5,331 psm
Feb 2025
Blk 604 · 4 ROOM · 04 TO 06 · New Generation · 56 years left
98 sqmS$570,000S$5,816 psm
Sept 2024
Blk 604 · 5 ROOM · 07 TO 09 · Improved · 57 years left
126 sqmS$648,000S$5,143 psm
Jul 2024
Blk 604 · 5 ROOM · 10 TO 12 · Improved · 57 years left
121 sqmS$665,000S$5,496 psm
Jun 2024
Blk 604 · 5 ROOM · 10 TO 12 · Improved · 57 years left
121 sqmS$623,888S$5,156 psm
Aug 2023
Blk 604 · 5 ROOM · 10 TO 12 · Improved · 58 years left
121 sqmS$615,000S$5,083 psm
Apr 2023
Blk 604 · 5 ROOM · 10 TO 12 · Improved · 58 years left
123 sqmS$595,000S$4,837 psm
May 2022
Blk 604 · 5 ROOM · 07 TO 09 · Improved · 59 years left
121 sqmS$610,000S$5,041 psm
Mar 2022
Blk 604 · 5 ROOM · 07 TO 09 · Improved · 59 years left
126 sqmS$520,000S$4,127 psm
Dec 2021
Blk 604 · 5 ROOM · 10 TO 12 · Improved · 60 years left
121 sqmS$521,000S$4,306 psm
Nov 2021
Blk 604 · 5 ROOM · 07 TO 09 · Improved · 60 years left
121 sqmS$523,000S$4,322 psm
See more

Showing 11 of 47.

Sale prices as filed in caveats.

Where the lease takes this

About 54 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 years49 yearsS$638,803S$705,290S$763,843S$777,201
10 years44 yearsS$601,590S$733,335S$860,151S$890,500

On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.