Blk 611 Bedok Reservoir Rd
Project page · 99-year lease from 1993
Based on 20 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 140 | 13 TO 15 | 122 sqm | S$732,500 | S$6,004 psm | ×1.000 | S$6,004 psm |
| Oct 2026 | Blk 607 | 04 TO 06 | 121 sqm | S$650,000 | S$5,372 psm | ×1.000 | S$5,372 psm |
| Oct 2026 | Blk 131 | 13 TO 15 | 122 sqm | S$750,000 | S$6,148 psm | ×1.000 | S$6,148 psm |
| Sept 2026 | Blk 613B | 07 TO 09 | 121 sqm | S$866,888 | S$7,164 psm | ×1.000 | S$7,164 psm |
| Sept 2026 | Blk 720 | 07 TO 09 | 132 sqm | S$820,000 | S$6,212 psm | ×1.000 | S$6,212 psm |
| Aug 2026 | Blk 142 | 07 TO 09 | 122 sqm | S$750,000 | S$6,148 psm | ×1.000 | S$6,148 psm |
| Aug 2026 | Blk 621 | 07 TO 09 | 121 sqm | S$680,000 | S$5,620 psm | ×1.000 | S$5,620 psm |
| Jul 2026 | Blk 629 | 10 TO 12 | 139 sqm | S$945,000 | S$6,799 psm | ×1.000 | S$6,799 psm |
| Jul 2026 | Blk 611 | 07 TO 09 | 123 sqm | S$710,000 | S$5,772 psm | ×1.000 | S$5,772 psm |
| Jun 2026 | Blk 723 | 10 TO 12 | 139 sqm | S$960,000 | S$6,906 psm | ×1.000 | S$6,906 psm |
| Jun 2026 | Blk 717 | 10 TO 12 | 140 sqm | S$925,000 | S$6,607 psm | ×1.000 | S$6,607 psm |
| May 2026 | Blk 112 | 07 TO 09 | 121 sqm | S$682,000 | S$5,636 psm | ×1.000 | S$5,636 psm |
| Mar 2026 | Blk 621 | 04 TO 06 | 121 sqm | S$710,000 | S$5,868 psm | ×0.997 | S$5,850 psm |
| Feb 2026 | Blk 611 | 04 TO 06 | 121 sqm | S$668,000 | S$5,521 psm | ×0.997 | S$5,504 psm |
| Feb 2026 | Blk 723 | 04 TO 06 | 139 sqm | S$800,000 | S$5,755 psm | ×0.997 | S$5,738 psm |
| Feb 2026 | Blk 141 | 10 TO 12 | 122 sqm | S$660,000 | S$5,410 psm | ×0.997 | S$5,394 psm |
| Dec 2025 | Blk 723 | 01 TO 03 | 137 sqm | S$793,000 | S$5,788 psm | ×0.996 | S$5,766 psm |
| Dec 2025 | Blk 112 | 04 TO 06 | 121 sqm | S$668,000 | S$5,521 psm | ×0.996 | S$5,499 psm |
| Nov 2025 | Blk 621 | 01 TO 03 | 121 sqm | S$650,000 | S$5,372 psm | ×0.996 | S$5,351 psm |
| Nov 2025 | Blk 629 | 04 TO 06 | 139 sqm | S$920,000 | S$6,619 psm | ×0.996 | S$6,593 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.
5.88% gross yield
S$42,000 of rent a year against the estimate above · 0.2 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 60 to 69 years of lease left yield 5.68%, from 25 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 | 722 | 5 ROOM | S$4,100 |
| Sept 2026 | 711 | 5 ROOM | S$3,500 |
| Aug 2026 | 147 | 5 ROOM | S$4,000 |
| Aug 2026 | 602 | 5 ROOM | S$3,900 |
| Aug 2026 | 101 | 5 ROOM | S$3,200 |
| Aug 2026 | 607 | 5 ROOM | S$2,850 |
| Aug 2026 | 715 | 5 ROOM | S$2,800 |
| Jul 2026 | 722 | 5 ROOM | S$4,200 |
median of 51 HDB rental approvals for 5 ROOM on Bedok Reservoir Rd since 2025-10.
Buying or selling at S$714,803?
Buying: Stamp duty on S$714,803 · Cash and CPF needed on S$714,803 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$714,803.
Each opens with this figure filled in; change anything there.
Primary schools near 611 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 · 349 m · no 2025 Phase 2C ballot
- Damai Primary School · 665 m
1 to 2 km
- St. Stephen's School (boys) · 1,322 m · no 2025 Phase 2C ballot
- Maha Bodhi School · 1,437 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Opera Estate Primary School · 1,510 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 1,801 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Yu Neng Primary School · 1,851 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 611 · 5 ROOM · 07 TO 09 · Improved · 66 years left | 123 sqm | S$710,000 | S$5,772 psm |
| Feb 2026 | Blk 611 · 5 ROOM · 04 TO 06 · Improved · 66 years left | 121 sqm | S$668,000 | S$5,521 psm |
| Dec 2025 | Blk 611 · 4 ROOM · 07 TO 09 · New Generation · 67 years left | 97 sqm | S$608,000 | S$6,268 psm |
| May 2025 | Blk 611 · 5 ROOM · 07 TO 09 · Improved · 67 years left | 121 sqm | S$700,000 | S$5,785 psm |
| May 2024 | Blk 611 · 5 ROOM · 13 TO 15 · Improved · 68 years left | 127 sqm | S$740,000 | S$5,827 psm |
| May 2024 | Blk 611 · 5 ROOM · 01 TO 03 · Improved · 68 years left | 127 sqm | S$648,888 | S$5,109 psm |
| Jul 2023 | Blk 611 · 5 ROOM · 04 TO 06 · Improved · 69 years left | 127 sqm | S$620,000 | S$4,882 psm |
| Mar 2023 | Blk 611 · 5 ROOM · 04 TO 06 · Improved · 69 years left | 127 sqm | S$620,000 | S$4,882 psm |
| Dec 2022 | Blk 611 · 5 ROOM · 04 TO 06 · Improved · 70 years left | 127 sqm | S$610,000 | S$4,803 psm |
| Oct 2022 | Blk 611 · 5 ROOM · 13 TO 15 · Improved · 70 years left | 121 sqm | S$660,000 | S$5,455 psm |
| Jul 2022 | Blk 611 · 5 ROOM · 07 TO 09 · Improved · 70 years left | 127 sqm | S$600,000 | S$4,724 psm |
| Jul 2022 | Blk 611 · 5 ROOM · 01 TO 03 · Improved · 70 years left | 123 sqm | S$525,000 | S$4,268 psm |
| Apr 2022 | Blk 611 · 5 ROOM · 13 TO 15 · Improved · 70 years left | 121 sqm | S$550,000 | S$4,545 psm |
| Feb 2022 | Blk 611 · 4 ROOM · 10 TO 12 · New Generation · 70 years left | 98 sqm | S$465,000 | S$4,745 psm |
| Nov 2021 | Blk 611 · 5 ROOM · 01 TO 03 · Improved · 71 years left | 123 sqm | S$530,000 | S$4,309 psm |
Showing 15 of 49.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 611 · 5 ROOM | S$3,800 | — |
| May 2026 | Blk 611 · 5 ROOM | S$3,500 | — |
| Sept 2025 | Blk 611 · 5 ROOM | S$3,500 | — |
| Jan 2025 | Blk 611 · 5 ROOM | S$3,500 | — |
| Jul 2024 | Blk 611 · 5 ROOM | S$3,800 | — |
| Sept 2023 | Blk 611 · 5 ROOM | S$2,900 | — |
| Jul 2023 | Blk 611 · 5 ROOM | S$3,800 | — |
| Jan 2023 | Blk 611 · 5 ROOM | S$2,400 | — |
| Sept 2022 | Blk 611 · 5 ROOM | S$2,800 | — |
| Oct 2021 | Blk 611 · 5 ROOM | S$2,100 | — |
| Sept 2021 | Blk 611 · 5 ROOM | S$2,200 | — |
| Jul 2021 | Blk 611 · 5 ROOM | S$2,600 | — |
| Jan 2021 | Blk 611 · 5 ROOM | S$2,200 | — |
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 65 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 | 60 years | S$692,486 | S$764,560 | S$828,034 | S$842,515 |
| 10 years | 55 years | S$668,107 | S$814,418 | S$955,256 | S$988,961 |
| 20 years | 45 years | S$605,647 | S$899,959 | S$1,238,133 | S$1,327,046 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.