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HDB · 470616

Blk 616 Bedok Reservoir Rd

Project page · 99-year lease from 1982

Indicative value range
S$414,375 – S$421,196
Indicative mid S$416,881 · S$6,131 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
Oct 2026Blk 61610 TO 1268 sqmS$428,500S$6,301 psm×1.000S$6,301 psm
Sept 2026Blk 61604 TO 0668 sqmS$415,000S$6,103 psm×1.000S$6,103 psm
Jun 2026Blk 61607 TO 0968 sqmS$412,500S$6,066 psm×1.000S$6,066 psm
Feb 2026Blk 61604 TO 0668 sqmS$420,000S$6,176 psm×0.997S$6,158 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.

8.06% gross yield

S$33,600 of rent a year against the estimate above · 0.06 points above 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

ApprovedBlockFlatRent a month
Sept 20266143 ROOMS$3,100
Sept 20266153 ROOMS$3,000
Sept 20266203 ROOMS$3,000
Sept 20261173 ROOMS$3,000
Sept 20261083 ROOMS$2,800
Sept 20266283 ROOMS$2,800
Sept 20261073 ROOMS$2,800
Sept 20267403 ROOMS$2,800

median of 162 HDB rental approvals for 3 ROOM on Bedok Reservoir Rd since 2025-10.

Buying or selling at S$416,881?

Buying: Stamp duty on S$416,881 · Cash and CPF needed on S$416,881 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$416,881.

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

Primary schools near 616 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
Oct 2026
Blk 616 · 3 ROOM · 10 TO 12 · New Generation · 55 years left
68 sqmS$428,500S$6,301 psm
Sept 2026
Blk 616 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
68 sqmS$415,000S$6,103 psm
Jun 2026
Blk 616 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
68 sqmS$412,500S$6,066 psm
Feb 2026
Blk 616 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
68 sqmS$420,000S$6,176 psm
May 2025
Blk 616 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
68 sqmS$468,000S$6,882 psm
Apr 2025
Blk 616 · 4 ROOM · 04 TO 06 · New Generation · 56 years left
95 sqmS$560,000S$5,895 psm
Nov 2023
Blk 616 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
68 sqmS$385,000S$5,662 psm
Oct 2023
Blk 616 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
68 sqmS$375,000S$5,515 psm
Jul 2023
Blk 616 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
68 sqmS$370,000S$5,441 psm
Apr 2023
Blk 616 · 3 ROOM · 01 TO 03 · New Generation · 58 years left
68 sqmS$350,000S$5,147 psm
Mar 2023
Blk 616 · 3 ROOM · 10 TO 12 · New Generation · 58 years left
68 sqmS$362,000S$5,324 psm
Feb 2023
Blk 616 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
68 sqmS$358,000S$5,265 psm
Nov 2022
Blk 616 · 3 ROOM · 01 TO 03 · New Generation · 59 years left
68 sqmS$359,000S$5,279 psm
Feb 2022
Blk 616 · 3 ROOM · 04 TO 06 · New Generation · 59 years left
68 sqmS$338,000S$4,971 psm
Nov 2021
Blk 616 · 3 ROOM · 07 TO 09 · New Generation · 60 years left
68 sqmS$335,000S$4,926 psm
See more

Showing 15 of 103.

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$395,882S$437,085S$473,372S$481,651
10 years44 yearsS$372,820S$454,465S$533,056S$551,864

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.