Blk 613A Bedok Reservoir Rd
Project page · 99-year lease from 1998
Based on 5 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 613B | 07 TO 09 | 121 sqm | S$866,888 | S$7,164 psm | ×1.000 | S$7,164 psm |
| Jul 2026 | Blk 629 | 10 TO 12 | 139 sqm | S$945,000 | S$6,799 psm | ×1.000 | S$6,799 psm |
| Jul 2026 | Blk 611 | 07 TO 09 | 123 sqm | S$710,000 | S$5,772 psm | ×1.000 | S$5,772 psm |
| Feb 2026 | Blk 611 | 04 TO 06 | 121 sqm | S$668,000 | S$5,521 psm | ×0.997 | S$5,504 psm |
| Nov 2025 | Blk 629 | 04 TO 06 | 139 sqm | S$920,000 | S$6,619 psm | ×0.996 | S$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.
5.18% gross yield
S$42,000 of rent a year against the estimate above · 0.91 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 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 | 722 | 5 ROOM | S$4,100 |
| Sept 2026 | 711 | 5 ROOM | S$3,500 |
| Aug 2026 | 147 | 5 ROOM | S$4,000 |
| Aug 2026 | 602 | 5 ROOM | S$3,900 |
| Aug 2026 | 101 | 5 ROOM | S$3,200 |
| Aug 2026 | 607 | 5 ROOM | S$2,850 |
| Aug 2026 | 715 | 5 ROOM | S$2,800 |
| Jul 2026 | 722 | 5 ROOM | S$4,200 |
median of 51 HDB rental approvals for 5 ROOM on Bedok Reservoir Rd since 2025-10.
Buying or selling at S$810,903?
Buying: Stamp duty on S$810,903 · Cash and CPF needed on S$810,903 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$810,903.
Each opens with this figure filled in; change anything there.
Primary schools near 613a 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 · 336 m
- Telok Kurau Primary School · 673 m · no 2025 Phase 2C ballot
1 to 2 km
- St. Stephen's School (boys) · 1,460 m · no 2025 Phase 2C ballot
- Opera Estate Primary School · 1,514 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 1,528 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Yu Neng Primary School · 1,542 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maha Bodhi School · 1,757 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,811 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2025 | Blk 613A · 5 ROOM · 07 TO 09 · Improved · 72 years left | 123 sqm | S$810,000 | S$6,585 psm |
| Sept 2023 | Blk 613A · 5 ROOM · 13 TO 15 · Improved · 73 years left | 123 sqm | S$760,888 | S$6,186 psm |
| Jun 2023 | Blk 613A · 5 ROOM · 10 TO 12 · Improved · 74 years left | 123 sqm | S$750,000 | S$6,098 psm |
| Jan 2023 | Blk 613A · 5 ROOM · 04 TO 06 · Improved · 74 years left | 123 sqm | S$660,000 | S$5,366 psm |
| Aug 2022 | Blk 613A · 5 ROOM · 13 TO 15 · Improved · 75 years left | 123 sqm | S$720,000 | S$5,854 psm |
| Jul 2022 | Blk 613A · 5 ROOM · 13 TO 15 · Improved · 75 years left | 123 sqm | S$700,000 | S$5,691 psm |
| Mar 2022 | Blk 613A · 5 ROOM · 01 TO 03 · Improved · 75 years left | 123 sqm | S$523,000 | S$4,252 psm |
| Dec 2021 | Blk 613A · 5 ROOM · 04 TO 06 · Improved · 75 years left | 123 sqm | S$628,000 | S$5,106 psm |
Showing 8 of 21.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2025 | Blk 613A · 5 ROOM | S$3,500 | — |
| Sept 2025 | Blk 613A · 5 ROOM | S$3,600 | — |
| Nov 2024 | Blk 613A · 4 ROOM | S$3,150 | — |
| Jan 2024 | Blk 613A · 5 ROOM | S$3,500 | — |
| Mar 2023 | Blk 613A · 5 ROOM | S$3,500 | — |
| Oct 2022 | Blk 613A · 4 ROOM | S$4,000 | — |
| Aug 2021 | Blk 613A · 5 ROOM | S$2,400 | — |
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 70 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 | 65 years | S$777,906 | S$858,871 | S$930,174 | S$946,442 |
| 10 years | 60 years | S$753,618 | S$918,656 | S$1,077,520 | S$1,115,539 |
| 20 years | 50 years | S$694,074 | S$1,031,358 | S$1,418,907 | S$1,520,802 |
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.