Bedok North vs Kembangan: property prices compared
We publish no ranking of Bedok North against Kembangan: the two samples cannot tell the areas apart, because the 95% intervals around their medians overlap. Median resale prices are S$500,000 in Bedok North and S$570,000 in Kembangan, over 539 and 153 resales respectively, in the 12 months to September 2026. On the private register, Bedok North runs at S$1,520 per square foot against S$1,490 in Kembangan, from 115 and 83 caveats. The two registers are never averaged together.
Private resale caveats, over each area's own twelve months.
| Measure | Bedok NorthMedium confidence East $1,520median per ft² 115 caveats in 12 months · median $1,440,000 | KembanganMedium confidence East $1,490median per ft² 83 caveats in 12 months · median $1,630,000 | Difference |
|---|---|---|---|
| Median S$/ft² | $1,520 | $1,490 | +$30 |
| Median price | $1,440,000 | $1,630,000 | −$190,000 |
| Caveats | 115 | 83 | +32 |
| Middle 60% of caveats | $1,250–$1,650 | $1,400–$1,680 | |
| Median floor area | 100 m² | 95 m² | +5 m² |
| Difference: Bedok North minus Kembangan. | |||
| All Bedok North prices | All Kembangan prices |
HDB resales over 12 months.
| Measure | Bedok NorthHigh confidence East $571median per ft² 539 resales in 12 months · median $500,000 | KembanganMedium confidence East $567median per ft² 153 resales in 12 months · median $570,000 | Difference |
|---|---|---|---|
| Median S$/ft² | $571 | $567 | +$4 |
| Like-for-like S$/ft² | $570 | $650 | −$80 |
| 4-room median price | $560,000 | $740,000 | −$180,000 |
| Resales | 539 | 153 | +386 |
| Median lease remaining | 52 years | 57 years | -5 years |
| Middle 60% of resales | $526–$780 | $517–$779 | |
| HDB flats | 27,428 | 8,708 | +18,720 |
| Resale turnover | 2.1% | 2.1% | −0.0 pts |
| By flat typeMedian S$/ft² for the flat types both areas resold, over each area's stated window. | |||
| 3-room | $570282 resales | $54268 resales | +$28 |
| 4-room | $571187 resales | $69745 resales | −$126 |
| 5-room | $53648 resales | $64335 resales | −$107 |
| Executive | $6196 resales | $7565 resales | −$137 |
| Difference: Bedok North minus Kembangan. | |||
| All Bedok North prices | All Kembangan prices |
Related comparisons
Frequently asked questions
Is Bedok North or Kembangan more expensive?
We publish no ranking of Bedok North against Kembangan: the two samples cannot tell the areas apart, because the 95% intervals around their medians overlap. Median resale prices are S$500,000 in Bedok North and S$570,000 in Kembangan, over 539 and 153 resales respectively, in the 12 months to September 2026. On the private register, Bedok North runs at S$1,520 per square foot against S$1,490 in Kembangan, from 115 and 83 caveats. The two registers are never averaged together.
Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Data to September 2026.