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HDB · 470712

Blk 712 Bedok Reservoir Rd

Project page · 99-year lease from 1981

Indicative value range
S$399,363 – S$423,278
Indicative mid S$402,408 · S$5,918 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
Sept 2026Blk 71201 TO 0368 sqmS$398,000S$5,853 psm×1.000S$5,853 psm
Aug 2026Blk 71201 TO 0368 sqmS$405,000S$5,956 psm×1.000S$5,956 psm
Feb 2026Blk 71201 TO 0368 sqmS$401,000S$5,897 psm×0.997S$5,880 psm
Nov 2025Blk 71204 TO 0668 sqmS$480,000S$7,059 psm×0.996S$7,031 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.

8.35% gross yield

S$33,600 of rent a year against the estimate above · 0.35 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$402,408?

Buying: Stamp duty on S$402,408 · Cash and CPF needed on S$402,408 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$402,408.

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

Primary schools near 712 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
Sept 2026
Blk 712 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
68 sqmS$398,000S$5,853 psm
Aug 2026
Blk 712 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
68 sqmS$405,000S$5,956 psm
Apr 2026
Blk 712 · 5 ROOM · 07 TO 09 · Adjoined flat · 54 years left
136 sqmS$830,000S$6,103 psm
Feb 2026
Blk 712 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
68 sqmS$401,000S$5,897 psm
Nov 2025
Blk 712 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
68 sqmS$480,000S$7,059 psm
Mar 2025
Blk 712 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
68 sqmS$428,000S$6,294 psm
Mar 2025
Blk 712 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
68 sqmS$432,000S$6,353 psm
Oct 2023
Blk 712 · 3 ROOM · 10 TO 12 · New Generation · 57 years left
68 sqmS$360,000S$5,294 psm
Aug 2023
Blk 712 · 3 ROOM · 04 TO 06 · New Generation · 57 years left
68 sqmS$362,000S$5,324 psm
Jul 2023
Blk 712 · 3 ROOM · 01 TO 03 · New Generation · 57 years left
68 sqmS$353,800S$5,203 psm
Mar 2023
Blk 712 · 3 ROOM · 10 TO 12 · New Generation · 57 years left
68 sqmS$385,000S$5,662 psm
Nov 2022
Blk 712 · 3 ROOM · 01 TO 03 · New Generation · 58 years left
68 sqmS$355,000S$5,221 psm
May 2022
Blk 712 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
68 sqmS$375,000S$5,515 psm
Apr 2022
Blk 712 · 3 ROOM · 01 TO 03 · New Generation · 58 years left
68 sqmS$348,000S$5,118 psm
Feb 2022
Blk 712 · 4 ROOM · 07 TO 09 · New Generation · 59 years left
93 sqmS$450,000S$4,839 psm
Jan 2022
Blk 712 · 3 ROOM · 07 TO 09 · New Generation · 59 years left
82 sqmS$400,000S$4,878 psm
Jan 2022
Blk 712 · 3 ROOM · 04 TO 06 · New Generation · 59 years left
68 sqmS$329,888S$4,851 psm
See more

Showing 17 of 77.

Sale prices as filed in caveats.

Where the lease takes this

About 53 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 years48 yearsS$382,138S$421,912S$456,938S$464,930
10 years43 yearsS$359,877S$438,688S$514,551S$532,706

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.