Blk 748C Bedok Reservoir Cres
Project page · 99-year lease from 2014
Based on 11 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 747B | 10 TO 12 | 85 sqm | S$941,000 | S$11,071 psm | ×1.000 | S$11,071 psm |
| Sept 2026 | Blk 747B | 04 TO 06 | 85 sqm | S$851,688 | S$10,020 psm | ×1.000 | S$10,020 psm |
| Aug 2026 | Blk 747B | 07 TO 09 | 86 sqm | S$940,000 | S$10,930 psm | ×1.000 | S$10,930 psm |
| Jun 2026 | Blk 747C | 13 TO 15 | 87 sqm | S$898,000 | S$10,322 psm | ×1.000 | S$10,322 psm |
| Jun 2026 | Blk 748A | 13 TO 15 | 87 sqm | S$972,888 | S$11,183 psm | ×1.000 | S$11,183 psm |
| Apr 2026 | Blk 748C | 13 TO 15 | 87 sqm | S$860,000 | S$9,885 psm | ×1.000 | S$9,885 psm |
| Feb 2026 | Blk 748B | 13 TO 15 | 87 sqm | S$978,888 | S$11,252 psm | ×0.997 | S$11,218 psm |
| Jan 2026 | Blk 748C | 01 TO 03 | 87 sqm | S$800,000 | S$9,195 psm | ×0.997 | S$9,168 psm |
| Jan 2026 | Blk 748B | 01 TO 03 | 87 sqm | S$819,000 | S$9,414 psm | ×0.997 | S$9,386 psm |
| Dec 2025 | Blk 748B | 07 TO 09 | 87 sqm | S$825,000 | S$9,483 psm | ×0.996 | S$9,446 psm |
| Dec 2025 | Blk 747B | 10 TO 12 | 86 sqm | S$953,888 | S$11,092 psm | ×0.996 | S$11,048 psm |
How accurate is this estimate for Bedok Reservoir Cres?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 16 sales in Bedok Reservoir Cres since.
- Median error
- 3.5%
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.
5.21% gross yield
S$46,800 of rent a year against the estimate above · 0.36 points below flats like it
Homes like this rent for about S$3,900 a month, the middle of 5 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 |
|---|---|---|---|
| Aug 2026 | 747C | 4 ROOM | S$3,300 |
| Jun 2026 | 747C | 4 ROOM | S$4,000 |
| May 2026 | 747A | 4 ROOM | S$3,500 |
| Apr 2026 | 748C | 4 ROOM | S$3,900 |
| Mar 2026 | 748A | 4 ROOM | S$4,000 |
median of 5 HDB rental approvals for 4 ROOM on Bedok Reservoir Cres since 2025-10.
Buying or selling at S$898,000?
Buying: Stamp duty on S$898,000 · Cash and CPF needed on S$898,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$898,000.
Each opens with this figure filled in; change anything there.
Primary schools near 748c Bedok Reservoir Cres
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 · 23 m
1 to 2 km
- Yu Neng Primary School · 1,144 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Telok Kurau Primary School · 1,216 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 1,253 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Red Swastika School · 1,405 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Opera Estate Primary School · 1,766 m · no 2025 Phase 2C ballot
- St. Stephen's School (boys) · 1,898 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 748C · 4 ROOM · 13 TO 15 · DBSS · 88 years left | 87 sqm | S$860,000 | S$9,885 psm |
| Apr 2026 | Blk 748C · 3 ROOM · 10 TO 12 · DBSS · 88 years left | 66 sqm | S$660,000 | S$10,000 psm |
| Jan 2026 | Blk 748C · 4 ROOM · 01 TO 03 · DBSS · 88 years left | 87 sqm | S$800,000 | S$9,195 psm |
| May 2025 | Blk 748C · 3 ROOM · 13 TO 15 · DBSS · 88 years left | 66 sqm | S$683,000 | S$10,348 psm |
| Mar 2025 | Blk 748C · 3 ROOM · 04 TO 06 · DBSS · 89 years left | 66 sqm | S$638,888 | S$9,680 psm |
| Apr 2024 | Blk 748C · 5 ROOM · 10 TO 12 · DBSS · 90 years left | 105 sqm | S$988,000 | S$9,410 psm |
| Oct 2023 | Blk 748C · 3 ROOM · 10 TO 12 · DBSS · 90 years left | 66 sqm | S$608,000 | S$9,212 psm |
| Nov 2022 | Blk 748C · 3 ROOM · 04 TO 06 · DBSS · 91 years left | 66 sqm | S$570,000 | S$8,636 psm |
| Nov 2022 | Blk 748C · 3 ROOM · 04 TO 06 · DBSS · 91 years left | 66 sqm | S$568,888 | S$8,620 psm |
| Jul 2022 | Blk 748C · 5 ROOM · 04 TO 06 · DBSS · 91 years left | 105 sqm | S$860,000 | S$8,190 psm |
| May 2022 | Blk 748C · 4 ROOM · 04 TO 06 · DBSS · 91 years left | 87 sqm | S$765,000 | S$8,793 psm |
| Jan 2022 | Blk 748C · 4 ROOM · 07 TO 09 · DBSS · 92 years left | 87 sqm | S$740,000 | S$8,506 psm |
Showing 12 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 748C · 3 ROOM | S$3,300 | — |
| Apr 2026 | Blk 748C · 4 ROOM | S$3,900 | — |
| Apr 2025 | Blk 748C · 3 ROOM | S$3,150 | — |
| Mar 2025 | Blk 748C · 4 ROOM | S$4,000 | — |
| Jan 2025 | Blk 748C · 3 ROOM | S$2,500 | — |
| Nov 2024 | Blk 748C · 4 ROOM | S$3,500 | — |
| Jan 2023 | Blk 748C · 3 ROOM | S$2,500 | — |
| Oct 2022 | Blk 748C · 4 ROOM | S$3,500 | — |
| Nov 2021 | Blk 748C · 4 ROOM | S$2,800 | — |
| Oct 2021 | Blk 748C · 3 ROOM | S$2,200 | — |
| Apr 2021 | Blk 748C · 4 ROOM | S$2,800 | — |
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 86 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 | 81 years | S$843,151 | S$930,907 | S$1,008,190 | S$1,025,822 |
| 10 years | 76 years | S$788,064 | S$960,646 | S$1,126,771 | S$1,166,528 |
| 20 years | 66 years | S$713,470 | S$1,060,179 | S$1,458,558 | S$1,563,301 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.