Blk 620 Bedok Reservoir Rd
Project page · 99-year lease from 1986
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 620 | 04 TO 06 | 68 sqm | S$435,000 | S$6,397 psm | ×1.000 | S$6,397 psm |
| Jun 2026 | Blk 620 | 01 TO 03 | 60 sqm | S$395,000 | S$6,583 psm | ×1.000 | S$6,583 psm |
| Jun 2026 | Blk 620 | 07 TO 09 | 68 sqm | S$433,000 | S$6,368 psm | ×1.000 | S$6,368 psm |
| Mar 2026 | Blk 620 | 04 TO 06 | 68 sqm | S$445,000 | S$6,544 psm | ×0.997 | S$6,525 psm |
| Mar 2026 | Blk 620 | 07 TO 09 | 60 sqm | S$405,000 | S$6,750 psm | ×0.997 | S$6,730 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.
8.44% gross yield
S$33,600 of rent a year against the estimate above · 0.44 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 614 | 3 ROOM | S$3,100 |
| Sept 2026 | 615 | 3 ROOM | S$3,000 |
| Sept 2026 | 620 | 3 ROOM | S$3,000 |
| Sept 2026 | 117 | 3 ROOM | S$3,000 |
| Sept 2026 | 108 | 3 ROOM | S$2,800 |
| Sept 2026 | 628 | 3 ROOM | S$2,800 |
| Sept 2026 | 107 | 3 ROOM | S$2,800 |
| Sept 2026 | 740 | 3 ROOM | S$2,800 |
median of 162 HDB rental approvals for 3 ROOM on Bedok Reservoir Rd since 2025-10.
Buying or selling at S$398,013?
Buying: Stamp duty on S$398,013 · Cash and CPF needed on S$398,013 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$398,013.
Each opens with this figure filled in; change anything there.
Primary schools near 620 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
- Damai Primary School · 242 m
- Telok Kurau Primary School · 750 m · no 2025 Phase 2C ballot
1 to 2 km
- Yu Neng Primary School · 1,539 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 1,570 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- St. Stephen's School (boys) · 1,655 m · no 2025 Phase 2C ballot
- Opera Estate Primary School · 1,692 m · no 2025 Phase 2C ballot
- Red Swastika School · 1,807 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maha Bodhi School · 1,815 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 620 · 3 ROOM · 04 TO 06 · Improved · 59 years left | 68 sqm | S$435,000 | S$6,397 psm |
| Aug 2026 | Blk 620 · 2 ROOM · 10 TO 12 · Improved · 59 years left | 45 sqm | S$300,888 | S$6,686 psm |
| Jul 2026 | Blk 620 · 2 ROOM · 07 TO 09 · Improved · 59 years left | 45 sqm | S$330,000 | S$7,333 psm |
| Jun 2026 | Blk 620 · 3 ROOM · 07 TO 09 · Improved · 59 years left | 68 sqm | S$433,000 | S$6,368 psm |
| Jun 2026 | Blk 620 · 3 ROOM · 01 TO 03 · Improved · 59 years left | 60 sqm | S$395,000 | S$6,583 psm |
| Mar 2026 | Blk 620 · 3 ROOM · 07 TO 09 · Improved · 59 years left | 60 sqm | S$405,000 | S$6,750 psm |
| Mar 2026 | Blk 620 · 3 ROOM · 04 TO 06 · Improved · 60 years left | 68 sqm | S$445,000 | S$6,544 psm |
| Mar 2026 | Blk 620 · 2 ROOM · 04 TO 06 · Improved · 59 years left | 45 sqm | S$330,000 | S$7,333 psm |
| Oct 2025 | Blk 620 · 3 ROOM · 07 TO 09 · Improved · 60 years left | 71 sqm | S$520,000 | S$7,324 psm |
| Aug 2025 | Blk 620 · 2 ROOM · 01 TO 03 · Improved · 60 years left | 45 sqm | S$335,000 | S$7,444 psm |
| Jul 2025 | Blk 620 · 3 ROOM · 04 TO 06 · Improved · 60 years left | 61 sqm | S$450,000 | S$7,377 psm |
| Jun 2025 | Blk 620 · 3 ROOM · 10 TO 12 · Improved · 60 years left | 60 sqm | S$405,000 | S$6,750 psm |
| Aug 2024 | Blk 620 · 3 ROOM · 07 TO 09 · Improved · 61 years left | 68 sqm | S$432,000 | S$6,353 psm |
| Jul 2024 | Blk 620 · 3 ROOM · 01 TO 03 · Improved · 61 years left | 71 sqm | S$428,000 | S$6,028 psm |
| Jul 2024 | Blk 620 · 2 ROOM · 04 TO 06 · Improved · 61 years left | 45 sqm | S$310,000 | S$6,889 psm |
| Jul 2024 | Blk 620 · 2 ROOM · 10 TO 12 · Improved · 61 years left | 45 sqm | S$300,000 | S$6,667 psm |
| Jun 2024 | Blk 620 · 2 ROOM · 07 TO 09 · Improved · 61 years left | 45 sqm | S$308,000 | S$6,844 psm |
| Jun 2024 | Blk 620 · 2 ROOM · 01 TO 03 · Improved · 61 years left excluded: outlier | 45 sqm | S$290,000 | S$6,444 psm |
| May 2024 | Blk 620 · 3 ROOM · 07 TO 09 · Improved · 61 years left | 61 sqm | S$425,000 | S$6,967 psm |
| Apr 2024 | Blk 620 · 3 ROOM · 07 TO 09 · Improved · 61 years left | 60 sqm | S$350,000 | S$5,833 psm |
| Apr 2024 | Blk 620 · 2 ROOM · 10 TO 12 · Improved · 61 years left | 45 sqm | S$310,000 | S$6,889 psm |
| Feb 2024 | Blk 620 · 3 ROOM · 07 TO 09 · Improved · 62 years left | 60 sqm | S$365,000 | S$6,083 psm |
| Jan 2024 | Blk 620 · 2 ROOM · 01 TO 03 · Improved · 62 years left | 45 sqm | S$280,000 | S$6,222 psm |
| Dec 2023 | Blk 620 · 2 ROOM · 07 TO 09 · Improved · 62 years left | 45 sqm | S$308,000 | S$6,844 psm |
| Aug 2023 | Blk 620 · 3 ROOM · 10 TO 12 · Improved · 62 years left | 68 sqm | S$438,000 | S$6,441 psm |
| Aug 2023 | Blk 620 · 3 ROOM · 04 TO 06 · Improved · 62 years left | 61 sqm | S$355,000 | S$5,820 psm |
| Jul 2023 | Blk 620 · 3 ROOM · 04 TO 06 · Improved · 62 years left | 61 sqm | S$350,000 | S$5,738 psm |
| May 2023 | Blk 620 · 3 ROOM · 07 TO 09 · Improved · 62 years left | 68 sqm | S$398,000 | S$5,853 psm |
| Mar 2023 | Blk 620 · 3 ROOM · 07 TO 09 · Improved · 63 years left | 61 sqm | S$350,000 | S$5,738 psm |
| Mar 2023 | Blk 620 · 3 ROOM · 01 TO 03 · Improved · 63 years left | 60 sqm | S$348,000 | S$5,800 psm |
| Feb 2023 | Blk 620 · 3 ROOM · 07 TO 09 · Improved · 63 years left | 68 sqm | S$385,000 | S$5,662 psm |
| Feb 2023 | Blk 620 · 2 ROOM · 07 TO 09 · Improved · 63 years left | 45 sqm | S$285,000 | S$6,333 psm |
| Nov 2022 | Blk 620 · 3 ROOM · 04 TO 06 · Improved · 63 years left | 61 sqm | S$363,000 | S$5,951 psm |
| Nov 2022 | Blk 620 · 3 ROOM · 04 TO 06 · Improved · 63 years left | 60 sqm | S$350,000 | S$5,833 psm |
| Aug 2022 | Blk 620 · 2 ROOM · 04 TO 06 · Improved · 63 years left | 45 sqm | S$271,000 | S$6,022 psm |
| Jul 2022 | Blk 620 · 3 ROOM · 07 TO 09 · Improved · 63 years left | 60 sqm | S$345,000 | S$5,750 psm |
| Jul 2022 | Blk 620 · 3 ROOM · 01 TO 03 · Improved · 63 years left | 61 sqm | S$331,000 | S$5,426 psm |
| Jul 2022 | Blk 620 · 2 ROOM · 01 TO 03 · Improved · 63 years left | 45 sqm | S$260,000 | S$5,778 psm |
| May 2022 | Blk 620 · 2 ROOM · 10 TO 12 · Improved · 63 years left | 45 sqm | S$260,000 | S$5,778 psm |
| Mar 2022 | Blk 620 · 3 ROOM · 07 TO 09 · Improved · 64 years left | 60 sqm | S$333,000 | S$5,550 psm |
| Feb 2022 | Blk 620 · 3 ROOM · 01 TO 03 · Improved · 64 years left | 60 sqm | S$332,000 | S$5,533 psm |
| Dec 2021 | Blk 620 · 2 ROOM · 07 TO 09 · Improved · 64 years left | 45 sqm | S$260,000 | S$5,778 psm |
Showing 42 of 195.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 620 · 3 ROOM | S$3,000 | — |
| Sept 2026 | Blk 620 · 3 ROOM | S$2,500 | — |
| Sept 2026 | Blk 620 · 2 ROOM | S$1,600 | — |
| Jun 2026 | Blk 620 · 3 ROOM | S$2,800 | — |
| May 2026 | Blk 620 · 3 ROOM | S$3,100 | — |
| Apr 2026 | Blk 620 · 2 ROOM | S$2,500 | — |
| Jan 2026 | Blk 620 · 2 ROOM | S$2,450 | — |
| Jan 2026 | Blk 620 · 2 ROOM | S$2,450 | — |
| Dec 2025 | Blk 620 · 3 ROOM | S$2,500 | — |
| Nov 2025 | Blk 620 · 3 ROOM | S$2,800 | — |
| Nov 2025 | Blk 620 · 2 ROOM | S$2,600 | — |
| Sept 2025 | Blk 620 · 2 ROOM | S$2,300 | — |
| Aug 2025 | Blk 620 · 2 ROOM | S$1,450 | — |
| Jul 2025 | Blk 620 · 3 ROOM | S$2,600 | — |
| Jul 2025 | Blk 620 · 2 ROOM | S$2,400 | — |
| Jun 2025 | Blk 620 · 3 ROOM | S$2,800 | — |
| Mar 2025 | Blk 620 · 3 ROOM | S$2,200 | — |
| Feb 2025 | Blk 620 · 2 ROOM | S$2,400 | — |
| Dec 2024 | Blk 620 · 3 ROOM | S$2,900 | — |
| Dec 2024 | Blk 620 · 3 ROOM | S$2,500 | — |
| Nov 2024 | Blk 620 · 3 ROOM | S$2,650 | — |
| Nov 2024 | Blk 620 · 2 ROOM | S$2,500 | — |
| Nov 2024 | Blk 620 · 2 ROOM | S$1,600 | — |
| Sept 2024 | Blk 620 · 3 ROOM | S$3,100 | — |
| Sept 2024 | Blk 620 · 3 ROOM | S$3,000 | — |
| Sept 2024 | Blk 620 · 2 ROOM | S$1,450 | — |
| Jul 2024 | Blk 620 · 3 ROOM | S$2,500 | — |
| Jun 2024 | Blk 620 · 3 ROOM | S$2,800 | — |
| Jun 2024 | Blk 620 · 3 ROOM | S$2,150 | — |
| Apr 2024 | Blk 620 · 2 ROOM | S$2,300 | — |
| Dec 2023 | Blk 620 · 3 ROOM | S$2,300 | — |
| Dec 2023 | Blk 620 · 2 ROOM | S$2,200 | — |
| Dec 2023 | Blk 620 · 2 ROOM | S$1,600 | — |
| Nov 2023 | Blk 620 · 2 ROOM | S$2,400 | — |
| Nov 2023 | Blk 620 · 3 ROOM | S$2,300 | — |
| Nov 2023 | Blk 620 · 2 ROOM | S$1,750 | — |
| Sept 2023 | Blk 620 · 2 ROOM | S$2,100 | — |
| Sept 2023 | Blk 620 · 2 ROOM | S$1,350 | — |
| Aug 2023 | Blk 620 · 3 ROOM | S$1,700 | — |
| Apr 2023 | Blk 620 · 3 ROOM | S$1,900 | — |
| Apr 2023 | Blk 620 · 2 ROOM | S$1,750 | — |
| Mar 2023 | Blk 620 · 3 ROOM | S$2,100 | — |
| Feb 2023 | Blk 620 · 3 ROOM | S$3,000 | — |
| Feb 2023 | Blk 620 · 3 ROOM | S$2,300 | — |
| Oct 2022 | Blk 620 · 3 ROOM | S$3,000 | — |
| Sept 2022 | Blk 620 · 3 ROOM | S$1,900 | — |
| Aug 2022 | Blk 620 · 2 ROOM | S$1,350 | — |
| Jul 2022 | Blk 620 · 2 ROOM | S$1,800 | — |
| May 2022 | Blk 620 · 2 ROOM | S$1,400 | — |
| Apr 2022 | Blk 620 · 3 ROOM | S$1,700 | — |
| Feb 2022 | Blk 620 · 2 ROOM | S$1,800 | — |
| Jan 2022 | Blk 620 · 3 ROOM | S$1,700 | — |
| Nov 2021 | Blk 620 · 2 ROOM | S$1,650 | — |
| Oct 2021 | Blk 620 · 2 ROOM | S$1,400 | — |
| Sept 2021 | Blk 620 · 2 ROOM | S$1,300 | — |
| Aug 2021 | Blk 620 · 2 ROOM | S$1,600 | — |
| Aug 2021 | Blk 620 · 3 ROOM | S$1,500 | — |
| May 2021 | Blk 620 · 3 ROOM | S$1,580 | — |
| Apr 2021 | Blk 620 · 3 ROOM | S$1,550 | — |
| Apr 2021 | Blk 620 · 3 ROOM | S$1,500 | — |
| Mar 2021 | Blk 620 · 2 ROOM | S$1,550 | — |
| Mar 2021 | Blk 620 · 3 ROOM | S$1,500 | — |
| Mar 2021 | Blk 620 · 3 ROOM | S$1,400 | — |
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 58 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 | 53 years | S$379,942 | S$419,487 | S$454,312 | S$462,258 |
| 10 years | 48 years | S$360,804 | S$439,818 | S$515,875 | S$534,077 |
| 20 years | 38 years | S$317,185 | S$471,320 | S$648,426 | S$694,991 |
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.