Blk 771 Bedok Reservoir View
Project page · 99-year lease from 2000
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 771 | 13 TO 15 | 115 sqm | S$815,000 | S$7,087 psm | ×1.000 | S$7,087 psm |
| Mar 2026 | Blk 771 | 10 TO 12 | 115 sqm | S$795,000 | S$6,913 psm | ×0.997 | S$6,893 psm |
| Feb 2026 | Blk 771 | 04 TO 06 | 115 sqm | S$738,000 | S$6,417 psm | ×0.997 | S$6,398 psm |
| Jan 2026 | Blk 771 | 16 TO 18 | 117 sqm | S$830,000 | S$7,094 psm | ×0.997 | S$7,073 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.
5.23% gross yield
S$42,000 of rent a year against the estimate above · 0.85 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 35 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.08%, from 120 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 773 | 5 ROOM | S$3,700 |
| Sept 2026 | 771 | 5 ROOM | S$3,600 |
| Sept 2026 | 761 | 5 ROOM | S$3,500 |
| Sept 2026 | 762 | 5 ROOM | S$3,000 |
| Aug 2026 | 767 | 5 ROOM | S$3,600 |
| Aug 2026 | 766 | 5 ROOM | S$3,600 |
| Aug 2026 | 773 | 5 ROOM | S$2,800 |
| Jul 2026 | 773 | 5 ROOM | S$3,650 |
median of 35 HDB rental approvals for 5 ROOM on Bedok Reservoir View since 2025-10.
Buying or selling at S$803,030?
Buying: Stamp duty on S$803,030 · Cash and CPF needed on S$803,030 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$803,030.
Each opens with this figure filled in; change anything there.
Primary schools near 771 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
- St. Anthony's Canossian Primary School (girls) · 157 m · no 2025 Phase 2C ballot
- Red Swastika School · 462 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 616 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 931 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
1 to 2 km
- Bedok Green Primary School · 1,244 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,280 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Hilda's Primary School · 1,434 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,463 m · no 2025 Phase 2C ballot
- Tampines Primary School · 1,536 m · no 2025 Phase 2C ballot
- Damai Primary School · 1,862 m
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 771 · 5 ROOM · 13 TO 15 · Premium Apartment · 73 years left | 115 sqm | S$815,000 | S$7,087 psm |
| Apr 2026 | Blk 771 · 4 ROOM · 04 TO 06 · Premium Apartment · 74 years left | 105 sqm | S$673,777 | S$6,417 psm |
| Mar 2026 | Blk 771 · 5 ROOM · 10 TO 12 · Premium Apartment · 74 years left | 115 sqm | S$795,000 | S$6,913 psm |
| Feb 2026 | Blk 771 · 5 ROOM · 04 TO 06 · Premium Apartment · 74 years left | 115 sqm | S$738,000 | S$6,417 psm |
| Jan 2026 | Blk 771 · 5 ROOM · 16 TO 18 · Premium Apartment · 74 years left | 117 sqm | S$830,000 | S$7,094 psm |
| Jan 2026 | Blk 771 · 4 ROOM · 13 TO 15 · Premium Apartment · 74 years left | 105 sqm | S$800,000 | S$7,619 psm |
| Dec 2025 | Blk 771 · 4 ROOM · 13 TO 15 · Premium Apartment · 74 years left | 105 sqm | S$780,000 | S$7,429 psm |
| Aug 2025 | Blk 771 · 5 ROOM · 13 TO 15 · Premium Apartment · 74 years left | 115 sqm | S$828,000 | S$7,200 psm |
| Sept 2024 | Blk 771 · 5 ROOM · 13 TO 15 · Premium Apartment · 75 years left | 115 sqm | S$835,000 | S$7,261 psm |
| Apr 2024 | Blk 771 · 5 ROOM · 13 TO 15 · Premium Apartment · 76 years left | 115 sqm | S$832,888 | S$7,243 psm |
| Apr 2024 | Blk 771 · 4 ROOM · 10 TO 12 · Premium Apartment · 76 years left | 105 sqm | S$740,000 | S$7,048 psm |
| Apr 2024 | Blk 771 · 4 ROOM · 04 TO 06 · Premium Apartment · 76 years left | 105 sqm | S$630,000 | S$6,000 psm |
| Aug 2023 | Blk 771 · 5 ROOM · 07 TO 09 · Premium Apartment · 76 years left | 115 sqm | S$710,000 | S$6,174 psm |
| May 2023 | Blk 771 · 4 ROOM · 01 TO 03 · Premium Apartment · 77 years left | 105 sqm | S$588,000 | S$5,600 psm |
| Jan 2023 | Blk 771 · 5 ROOM · 01 TO 03 · Premium Apartment · 77 years left | 112 sqm | S$590,000 | S$5,268 psm |
| Aug 2022 | Blk 771 · 5 ROOM · 10 TO 12 · Premium Apartment · 77 years left | 115 sqm | S$668,000 | S$5,809 psm |
| Jul 2022 | Blk 771 · 5 ROOM · 04 TO 06 · Premium Apartment · 78 years left | 115 sqm | S$640,000 | S$5,565 psm |
| May 2022 | Blk 771 · 5 ROOM · 13 TO 15 · Premium Apartment · 78 years left | 115 sqm | S$635,000 | S$5,522 psm |
| Apr 2022 | Blk 771 · 5 ROOM · 07 TO 09 · Premium Apartment · 78 years left | 115 sqm | S$650,000 | S$5,652 psm |
| Oct 2021 | Blk 771 · 5 ROOM · 13 TO 15 · Premium Apartment · 78 years left | 115 sqm | S$645,000 | S$5,609 psm |
| Oct 2021 | Blk 771 · 4 ROOM · 10 TO 12 · Premium Apartment · 78 years left | 105 sqm | S$562,000 | S$5,352 psm |
Showing 21 of 89.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 771 · 5 ROOM | S$3,600 | — |
| Sept 2026 | Blk 771 · 4 ROOM | S$3,300 | — |
| Sept 2026 | Blk 771 · 4 ROOM | S$3,000 | — |
| Jul 2026 | Blk 771 · 4 ROOM | S$3,300 | — |
| Jun 2026 | Blk 771 · 4 ROOM | S$3,500 | — |
| Apr 2026 | Blk 771 · 4 ROOM | S$3,500 | — |
| Apr 2026 | Blk 771 · 5 ROOM | S$3,000 | — |
| Jan 2026 | Blk 771 · 5 ROOM | S$3,550 | — |
| Nov 2025 | Blk 771 · 4 ROOM | S$3,400 | — |
| Sept 2025 | Blk 771 · 4 ROOM | S$3,500 | — |
| May 2025 | Blk 771 · 5 ROOM | S$3,400 | — |
| May 2025 | Blk 771 · 4 ROOM | S$2,800 | — |
| Feb 2025 | Blk 771 · 5 ROOM | S$3,550 | — |
| Feb 2025 | Blk 771 · 4 ROOM | S$3,400 | — |
| Feb 2025 | Blk 771 · 4 ROOM | S$2,850 | — |
| Nov 2024 | Blk 771 · 5 ROOM | S$3,300 | — |
| Aug 2024 | Blk 771 · 4 ROOM | S$3,100 | — |
| May 2024 | Blk 771 · 4 ROOM | S$3,500 | — |
| Apr 2024 | Blk 771 · 5 ROOM | S$2,400 | — |
| Jan 2024 | Blk 771 · 5 ROOM | S$3,800 | — |
| Oct 2023 | Blk 771 · 4 ROOM | S$3,300 | — |
| Aug 2023 | Blk 771 · 4 ROOM | S$3,400 | — |
| Jul 2023 | Blk 771 · 5 ROOM | S$3,550 | — |
| Jun 2023 | Blk 771 · 4 ROOM | S$2,800 | — |
| May 2023 | Blk 771 · 5 ROOM | S$3,500 | — |
| May 2023 | Blk 771 · 5 ROOM | S$3,000 | — |
| Nov 2022 | Blk 771 · 4 ROOM | S$3,300 | — |
| Nov 2022 | Blk 771 · 5 ROOM | S$2,900 | — |
| Aug 2022 | Blk 771 · 4 ROOM | S$2,200 | — |
| May 2022 | Blk 771 · 4 ROOM | S$2,800 | — |
| May 2022 | Blk 771 · 5 ROOM | S$2,400 | — |
| Apr 2022 | Blk 771 · 4 ROOM | S$2,600 | — |
| Apr 2022 | Blk 771 · 5 ROOM | S$2,350 | — |
| Feb 2022 | Blk 771 · 5 ROOM | S$2,700 | — |
| Oct 2021 | Blk 771 · 4 ROOM | S$2,600 | — |
| Sept 2021 | Blk 771 · 5 ROOM | S$2,500 | — |
| Aug 2021 | Blk 771 · 4 ROOM | S$2,200 | — |
| Aug 2021 | Blk 771 · 5 ROOM | S$2,150 | — |
| Apr 2021 | Blk 771 · 4 ROOM | S$2,000 | — |
| Mar 2021 | Blk 771 · 5 ROOM | S$2,100 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 67 years | S$770,353 | S$850,532 | S$921,143 | S$937,252 |
| 10 years | 62 years | S$746,301 | S$909,737 | S$1,067,058 | S$1,104,707 |
| 20 years | 52 years | S$687,335 | S$1,021,344 | S$1,405,130 | S$1,506,036 |
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.