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landed, sizes are land area · 489834

Bedok Ria

Project page · Freehold

Indicative value range
S$4,131,825 – S$4,358,408
Indicative mid S$4,279,999 · S$2,411 psf

Based on 5 sales in this project, last 12 months. Search widened 1 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Valued at 1,775 sqft of land, typical for Bedok Ria. 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-1,775 sqftS$4,280,000S$2,411 psf×1.000S$2,411 psf
May 2026Bedok Ria-1,770 sqftS$4,050,000S$2,289 psf×1.000S$2,289 psf
Apr 2026Bedok Ria-1,775 sqftS$4,400,000S$2,479 psf×1.000S$2,479 psf
Mar 2026Bedok Ria-1,770 sqftS$4,350,000S$2,458 psf×0.999S$2,455 psf
Dec 2025Bedok Ria-1,775 sqftS$4,048,000S$2,281 psf×1.021S$2,328 psf

How accurate is this estimate for Bedok Ria?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in Bedok Ria since.

Median error
5.5%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 6 sales, so read the figure as a hint, not a verdict.

What the rent says

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

1.84% gross yield

S$78,600 of rent a year against the estimate above · 0.05 points above flats like it

Leases signed here within a quarter of this size run about S$6,550 a month, the middle of 4 of them.

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 20262500-3000 sqft—Semi-Detached HouseS$8,000
Q3 20262000-2500 sqft—Semi-Detached HouseS$6,200
Q3 20261500-2000 sqft—Terrace HouseS$4,300
Q1 20262000-2500 sqft—Terrace HouseS$6,500
Q1 20262000-2500 sqft—Semi-Detached HouseS$6,000
Q4 20252000-2500 sqft—Terrace HouseS$7,300
Q4 20251500-2000 sqft—Terrace HouseS$6,600
Q3 20251500-2000 sqft—Terrace HouseS$7,000

median of 4 URA rental contracts at Bedok Ria within a quarter of 164.9 sqm, since 2025Q4.

Buying or selling at S$4,279,999?

Buying: Stamp duty on S$4,279,999 · Cash and CPF needed on S$4,279,999 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$4,279,999.

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

Primary schools near 18 Bedok Ria Crescent

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
Sept 2026
Bedok Ria · Terrace
1,775 sqftS$4,280,000S$2,411 psf
Jul 2026
Bedok Ria · Terrace
2,052 sqftS$4,650,000S$2,267 psf
May 2026
Bedok Ria · Terrace
1,770 sqftS$4,050,000S$2,289 psf
Apr 2026
Bedok Ria · Terrace
1,775 sqftS$4,400,000S$2,479 psf
Mar 2026
Bedok Ria · Terrace
1,770 sqftS$4,350,000S$2,458 psf
Feb 2026
Bedok Ria · Semi-detached
excluded: related party
4,678 sqftS$6,138,000S$1,312 psf
Dec 2025
Bedok Ria · Terrace
1,775 sqftS$4,048,000S$2,281 psf
Dec 2025
Bedok Ria · Terrace
excluded: related party
3,604 sqftS$4,670,000S$1,296 psf
May 2025
Bedok Ria · Terrace
1,770 sqftS$4,030,000S$2,277 psf
Feb 2025
Bedok Ria · Terrace
1,763 sqftS$3,850,000S$2,184 psf
Feb 2025
Bedok Ria · Terrace
3,402 sqftS$5,200,000S$1,528 psf
Sept 2024
Bedok Ria · Terrace
3,475 sqftS$5,080,000S$1,462 psf
Aug 2024
Bedok Ria · Terrace
3,603 sqftS$5,000,000S$1,388 psf
Jun 2024
Bedok Ria · Terrace
1,770 sqftS$3,700,000S$2,091 psf
Jun 2024
Bedok Ria · Terrace
1,775 sqftS$4,080,000S$2,299 psf
Mar 2024
Bedok Ria · Terrace
2,129 sqftS$4,150,000S$1,949 psf
Feb 2024
Bedok Ria · Terrace
2,378 sqftS$4,380,000S$1,842 psf
Jan 2023
Bedok Ria · Terrace
1,770 sqftS$3,700,000S$2,091 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.