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HDB · 470629

Blk 629 Bedok Reservoir Rd

Project page · 99-year lease from 1993

Indicative value range
S$777,143 – S$876,711
Indicative mid S$807,786 · S$5,811 psm

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.

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 613B07 TO 09121 sqmS$866,888S$7,164 psm×1.000S$7,164 psm
Sept 2026Blk 72007 TO 09132 sqmS$820,000S$6,212 psm×1.000S$6,212 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
Jul 2026Blk 62910 TO 12139 sqmS$945,000S$6,799 psm×1.000S$6,799 psm
Jul 2026Blk 61107 TO 09123 sqmS$710,000S$5,772 psm×1.000S$5,772 psm
Jun 2026Blk 72310 TO 12139 sqmS$960,000S$6,906 psm×1.000S$6,906 psm
Jun 2026Blk 71710 TO 12140 sqmS$925,000S$6,607 psm×1.000S$6,607 psm
May 2026Blk 11207 TO 09121 sqmS$682,000S$5,636 psm×1.000S$5,636 psm
Mar 2026Blk 62104 TO 06121 sqmS$710,000S$5,868 psm×0.997S$5,850 psm
Feb 2026Blk 61104 TO 06121 sqmS$668,000S$5,521 psm×0.997S$5,504 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
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 62904 TO 06139 sqmS$920,000S$6,619 psm×0.996S$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.

5.20% gross yield

S$42,000 of rent a year against the estimate above · 0.48 points below 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

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$807,786?

Buying: Stamp duty on S$807,786 · Cash and CPF needed on S$807,786 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$807,786.

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

Primary schools near 629 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
Aug 2026
Blk 629 · EXECUTIVE · 04 TO 06 · Apartment · 66 years left
173 sqmS$1,029,000S$5,948 psm
Jul 2026
Blk 629 · 5 ROOM · 10 TO 12 · Model A · 66 years left
139 sqmS$945,000S$6,799 psm
Nov 2025
Blk 629 · 5 ROOM · 04 TO 06 · Model A · 67 years left
139 sqmS$920,000S$6,619 psm
Oct 2025
Blk 629 · 5 ROOM · 01 TO 03 · Model A · 67 years left
139 sqmS$885,000S$6,367 psm
Sept 2025
Blk 629 · 5 ROOM · 07 TO 09 · Model A · 67 years left
139 sqmS$915,000S$6,583 psm
Nov 2024
Blk 629 · EXECUTIVE · 01 TO 03 · Apartment · 68 years left
163 sqmS$1,000,000S$6,135 psm
Sept 2024
Blk 629 · 5 ROOM · 01 TO 03 · Model A · 68 years left
139 sqmS$760,000S$5,468 psm
Mar 2023
Blk 629 · 5 ROOM · 01 TO 03 · Model A · 69 years left
139 sqmS$770,000S$5,540 psm
Feb 2023
Blk 629 · 5 ROOM · 01 TO 03 · Model A · 69 years left
139 sqmS$660,000S$4,748 psm
Jan 2023
Blk 629 · 5 ROOM · 04 TO 06 · Model A · 69 years left
138 sqmS$810,000S$5,870 psm
Oct 2022
Blk 629 · EXECUTIVE · 07 TO 09 · Apartment · 70 years left
173 sqmS$1,048,888S$6,063 psm
See more

Showing 11 of 45.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years60 yearsS$782,565S$864,015S$935,745S$952,110
10 years55 yearsS$755,015S$920,359S$1,079,517S$1,117,607
20 years45 yearsS$684,430S$1,017,027S$1,399,191S$1,499,670

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.