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landed, sizes are land area · 486086

Bedok Grove

Project page · Freehold

Indicative value range
S$4,016,306 – S$4,350,113
Indicative mid S$4,175,640 · S$2,363 psf

Based on 23 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Valued at 1,767 sqft of land, typical for Bedok Grove. Houses differ widely in land and built-up area, so enter yours below for your own range.

Freehold tenure: the lease method is for 99-year leasehold only.

The estimate is based on land area, which is what landed sale records carry. Built-up area is optional and only shown for reference.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Bedok Ria · 172 m-1,775 sqftS$4,280,000S$2,411 psf×1.000S$2,411 psf
Sept 2026Excelsior Gardens · 209 m-1,615 sqftS$4,550,000S$2,818 psf×1.000S$2,818 psf
Sept 2026Landed, Jalan Haji Salam · 482 m-1,734 sqftS$4,278,000S$2,467 psf×1.000S$2,467 psf
Aug 2026Landed, Bilal Lane · 287 m-1,997 sqftS$5,025,000S$2,517 psf×1.000S$2,517 psf
Aug 2026Landed, Tanah Merah Kechil Road South · 812 m-1,747 sqftS$5,980,000S$3,423 psf×1.000S$3,423 psf
Jun 2026Landed, Upper East Coast Road · 601 m-1,948 sqftS$2,660,000S$1,365 psf×1.000S$1,365 psf
Jun 2026Landed, Upper East Coast Road · 601 m-1,948 sqftS$2,800,000S$1,437 psf×1.000S$1,437 psf
May 2026Lucky Hill · 412 m-1,689 sqftS$3,990,000S$2,363 psf×1.000S$2,363 psf
May 2026Bedok Ria · 172 m-1,770 sqftS$4,050,000S$2,289 psf×1.000S$2,289 psf
Apr 2026Bedok Ria · 172 m-1,775 sqftS$4,400,000S$2,479 psf×1.000S$2,479 psf
Mar 2026Bedok Ria · 172 m-1,770 sqftS$4,350,000S$2,458 psf×0.999S$2,455 psf
Dec 2025Bedok Ria · 172 m-1,775 sqftS$4,048,000S$2,281 psf×1.021S$2,328 psf
Nov 2025Lucky Hill · 412 m-1,896 sqftS$3,700,000S$1,952 psf×1.021S$1,992 psf
Aug 2025Excelsior Gardens · 209 m-1,710 sqftS$4,428,000S$2,589 psf×1.031S$2,669 psf
Jul 2025Lucky Hill · 412 m-1,680 sqftS$3,600,000S$2,143 psf×1.031S$2,209 psf
Jun 2025Landed, Jalan Limau Kasturi · 844 m-1,964 sqftS$4,280,000S$2,179 psf×1.039S$2,264 psf
May 2025Bedok Ria · 172 m-1,770 sqftS$4,030,000S$2,277 psf×1.039S$2,366 psf
May 2025Landed, Jalan Haji Salam · 482 m-1,730 sqftS$3,868,000S$2,236 psf×1.039S$2,324 psf
Apr 2025Lucky Hill · 412 m-1,686 sqftS$3,700,000S$2,195 psf×1.039S$2,281 psf
Mar 2025Landed, Jalan Kathi · 206 m-1,615 sqftS$3,760,000S$2,329 psf×1.050S$2,446 psf
Feb 2025Bedok Ria · 172 m-1,763 sqftS$3,850,000S$2,184 psf×1.050S$2,294 psf
Dec 2024Landed, Jalan Kathi · 206 m-1,748 sqftS$3,380,000S$1,934 psf×1.054S$2,037 psf
Nov 2024Excelsior Gardens · 209 m-1,695 sqftS$3,830,000S$2,259 psf×1.054S$2,380 psf

How accurate is this estimate for Bedok Grove?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this house earns against what it costs, set beside what homes like it earn.

1.51% gross yield

S$63,203 of rent a year against the estimate above · 0.28 points below flats like it

No lease here was signed at this size, so the rent comes from what the 3 leases at this project fetch per square foot, which is about S$5,267 a month at this size.

In outside the central region, freehold houses yield 1.79%, from 668 projects. Too few share this home's remaining lease to measure that separately.

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 leases signed here

SignedSizeBedsTypeRent a month
Q3 20262000-2500 sqft—Terrace HouseS$7,500
Q3 20262000-2500 sqft—Terrace HouseS$6,700
Q1 20262000-2500 sqft—Terrace HouseS$6,000
Q3 20252000-2500 sqft—Terrace HouseS$7,500
Q1 20253000-3500 sqft—Terrace HouseS$6,900
Q3 20242000-2500 sqft—Terrace HouseS$7,300
Q3 20242000-2500 sqft—Terrace HouseS$5,850

3 URA rental contracts at Bedok Grove since 2025Q4, a median of S$2.98 psf a month on 164.2 sqm.

Buying or selling at S$4,175,640?

Buying: Stamp duty on S$4,175,640 · Cash and CPF needed on S$4,175,640 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$4,175,640.

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

Primary schools near 13 Bedok Place

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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2021
Bedok Grove · Terrace
1,769 sqftS$3,653,003S$2,066 psf
Oct 2021
Bedok Grove · Terrace
1,767 sqftS$3,686,253S$2,086 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.