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HDB · 470770

Blk 770 Bedok Reservoir View

Project page · 99-year lease from 2000

Indicative value range
S$727,846 – S$792,753
Indicative mid S$772,155 · S$7,354 psm

Based on 38 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 77201 TO 03105 sqmS$650,000S$6,190 psm×1.000S$6,190 psm
Oct 2026Blk 76704 TO 06105 sqmS$755,000S$7,190 psm×1.000S$7,190 psm
Sept 2026Blk 76410 TO 12104 sqmS$818,000S$7,865 psm×1.000S$7,865 psm
Aug 2026Blk 77307 TO 09105 sqmS$700,000S$6,667 psm×1.000S$6,667 psm
Aug 2026Blk 76516 TO 18105 sqmS$848,000S$8,076 psm×1.000S$8,076 psm
Aug 2026Blk 77416 TO 18105 sqmS$810,000S$7,714 psm×1.000S$7,714 psm
Aug 2026Blk 76716 TO 18107 sqmS$800,000S$7,477 psm×1.000S$7,477 psm
Aug 2026Blk 76710 TO 12107 sqmS$720,000S$6,729 psm×1.000S$6,729 psm
Jul 2026Blk 76604 TO 06105 sqmS$695,000S$6,619 psm×1.000S$6,619 psm
Jul 2026Blk 76413 TO 15105 sqmS$835,800S$7,960 psm×1.000S$7,960 psm
Jul 2026Blk 76204 TO 06107 sqmS$765,000S$7,150 psm×1.000S$7,150 psm
Jun 2026Blk 76716 TO 18107 sqmS$815,000S$7,617 psm×1.000S$7,617 psm
Jun 2026Blk 76613 TO 15105 sqmS$785,000S$7,476 psm×1.000S$7,476 psm
May 2026Blk 76807 TO 09104 sqmS$765,000S$7,356 psm×1.000S$7,356 psm
May 2026Blk 76607 TO 09105 sqmS$800,000S$7,619 psm×1.000S$7,619 psm
May 2026Blk 76310 TO 12105 sqmS$783,888S$7,466 psm×1.000S$7,466 psm
Apr 2026Blk 77104 TO 06105 sqmS$673,777S$6,417 psm×1.000S$6,417 psm
Apr 2026Blk 76301 TO 03105 sqmS$660,000S$6,286 psm×1.000S$6,286 psm
Apr 2026Blk 76613 TO 15105 sqmS$770,000S$7,333 psm×1.000S$7,333 psm
Apr 2026Blk 76413 TO 15105 sqmS$815,000S$7,762 psm×1.000S$7,762 psm
Apr 2026Blk 76901 TO 03105 sqmS$650,000S$6,190 psm×1.000S$6,190 psm
Apr 2026Blk 76210 TO 12105 sqmS$785,000S$7,476 psm×1.000S$7,476 psm
Mar 2026Blk 76601 TO 03105 sqmS$681,000S$6,486 psm×0.997S$6,467 psm
Feb 2026Blk 77304 TO 06107 sqmS$715,000S$6,682 psm×0.997S$6,663 psm
Feb 2026Blk 76510 TO 12105 sqmS$772,000S$7,352 psm×0.997S$7,331 psm
Feb 2026Blk 76616 TO 18107 sqmS$790,000S$7,383 psm×0.997S$7,361 psm
Jan 2026Blk 76104 TO 06105 sqmS$730,000S$6,952 psm×0.997S$6,932 psm
Jan 2026Blk 76607 TO 09105 sqmS$730,000S$6,952 psm×0.997S$6,932 psm
Jan 2026Blk 76310 TO 12105 sqmS$785,000S$7,476 psm×0.997S$7,454 psm
Jan 2026Blk 77113 TO 15105 sqmS$800,000S$7,619 psm×0.997S$7,597 psm
Dec 2025Blk 76513 TO 15105 sqmS$810,888S$7,723 psm×0.996S$7,692 psm
Dec 2025Blk 76310 TO 12107 sqmS$780,000S$7,290 psm×0.996S$7,261 psm
Dec 2025Blk 77113 TO 15105 sqmS$780,000S$7,429 psm×0.996S$7,399 psm
Dec 2025Blk 76413 TO 15104 sqmS$782,000S$7,519 psm×0.996S$7,490 psm
Dec 2025Blk 76613 TO 15105 sqmS$798,000S$7,600 psm×0.996S$7,570 psm
Dec 2025Blk 77016 TO 18107 sqmS$760,888S$7,111 psm×0.996S$7,083 psm
Dec 2025Blk 76919 TO 21107 sqmS$745,000S$6,963 psm×0.996S$6,935 psm
Nov 2025Blk 76104 TO 06105 sqmS$775,000S$7,381 psm×0.996S$7,352 psm

How accurate is this estimate for Bedok Reservoir View?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 61 sales in Bedok Reservoir View since.

Median error
4.0%

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.

5.44% gross yield

S$42,000 of rent a year against the estimate above · 0.76 points below flats like it

Homes like this rent for about S$3,500 a month, the middle of 47 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 20267624 ROOMS$3,900
Sept 20267644 ROOMS$3,700
Sept 20267704 ROOMS$3,600
Sept 20267684 ROOMS$3,550
Sept 20267694 ROOMS$3,500
Sept 20267714 ROOMS$3,300
Sept 20267674 ROOMS$3,300
Sept 20267674 ROOMS$3,000

median of 47 HDB rental approvals for 4 ROOM on Bedok Reservoir View since 2025-10.

Buying or selling at S$772,155?

Buying: Stamp duty on S$772,155 · Cash and CPF needed on S$772,155 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$772,155.

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

Primary schools near 770 Bedok Reservoir View

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 770 · 5 ROOM · 07 TO 09 · Premium Apartment · 73 years left
115 sqmS$815,000S$7,087 psm
Mar 2026
Blk 770 · 5 ROOM · 10 TO 12 · Premium Apartment · 74 years left
115 sqmS$770,000S$6,696 psm
Dec 2025
Blk 770 · 4 ROOM · 16 TO 18 · Premium Apartment · 74 years left
107 sqmS$760,888S$7,111 psm
Aug 2025
Blk 770 · 5 ROOM · 04 TO 06 · Premium Apartment · 74 years left
115 sqmS$775,000S$6,739 psm
Aug 2025
Blk 770 · 5 ROOM · 04 TO 06 · Premium Apartment · 74 years left
excluded: outlier
115 sqmS$747,000S$6,496 psm
Sept 2024
Blk 770 · 4 ROOM · 07 TO 09 · Premium Apartment · 75 years left
105 sqmS$755,000S$7,190 psm
Jul 2024
Blk 770 · 5 ROOM · 16 TO 18 · Premium Apartment · 76 years left
115 sqmS$825,000S$7,174 psm
Mar 2024
Blk 770 · 5 ROOM · 04 TO 06 · Premium Apartment · 76 years left
115 sqmS$735,000S$6,391 psm
Mar 2024
Blk 770 · 5 ROOM · 04 TO 06 · Premium Apartment · 76 years left
115 sqmS$700,800S$6,094 psm
Dec 2023
Blk 770 · 4 ROOM · 16 TO 18 · Premium Apartment · 76 years left
105 sqmS$780,000S$7,429 psm
Jun 2023
Blk 770 · 5 ROOM · 10 TO 12 · Premium Apartment · 77 years left
115 sqmS$740,000S$6,435 psm
Mar 2023
Blk 770 · 4 ROOM · 13 TO 15 · Premium Apartment · 77 years left
105 sqmS$620,000S$5,905 psm
Jan 2023
Blk 770 · 5 ROOM · 10 TO 12 · Premium Apartment · 77 years left
115 sqmS$715,000S$6,217 psm
Jan 2023
Blk 770 · 5 ROOM · 04 TO 06 · Premium Apartment · 77 years left
115 sqmS$630,000S$5,478 psm
Nov 2022
Blk 770 · 5 ROOM · 13 TO 15 · Premium Apartment · 77 years left
115 sqmS$662,000S$5,757 psm
Nov 2022
Blk 770 · 5 ROOM · 01 TO 03 · Premium Apartment · 77 years left
excluded: outlier
115 sqmS$578,000S$5,026 psm
Jul 2022
Blk 770 · 4 ROOM · 13 TO 15 · Premium Apartment · 78 years left
105 sqmS$650,000S$6,190 psm
Apr 2022
Blk 770 · 4 ROOM · 04 TO 06 · Premium Apartment · 78 years left
107 sqmS$580,000S$5,421 psm
Jan 2022
Blk 770 · 4 ROOM · 16 TO 18 · Premium Apartment · 78 years left
107 sqmS$623,000S$5,822 psm
Oct 2021
Blk 770 · 5 ROOM · 07 TO 09 · Premium Apartment · 78 years left
115 sqmS$617,000S$5,365 psm
See more

Showing 20 of 84.

Sale prices as filed in caveats.

Where the lease takes this

About 72 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 years67 yearsS$740,735S$817,831S$885,727S$901,217
10 years62 yearsS$717,607S$874,759S$1,026,032S$1,062,234
20 years52 yearsS$660,909S$982,075S$1,351,106S$1,448,132

On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.