Bedok Reservoir vs Kembangan: property prices compared
We publish no ranking of Bedok Reservoir against Kembangan: the two samples cannot tell the areas apart, because the 95% intervals around their medians overlap. Median resale prices are S$730,000 in Bedok Reservoir and S$570,000 in Kembangan, over 155 and 143 resales respectively, in the 12 months to August 2026. On the private register, Bedok Reservoir runs at S$1,550 per square foot against S$1,490 in Kembangan, from 121 and 89 caveats. The two registers are never averaged together.
Private resale caveats, over each area's own twelve months.
| Measure | Bedok ReservoirMedium confidence East $1,550median per ft² 121 caveats in 12 months · median $1,800,000 | KembanganMedium confidence East $1,490median per ft² 89 caveats in 12 months · median $1,648,800 | Difference |
|---|---|---|---|
| Median S$/ft² | $1,550 | $1,490 | +$60 |
| Median price | $1,800,000 | $1,648,800 | +$151,200 |
| Caveats | 121 | 89 | +32 |
| Middle 60% of caveats | $1,360–$1,720 | $1,350–$1,660 | |
| Median floor area | 113 m² | 96 m² | +17 m² |
| Difference: Bedok Reservoir minus Kembangan. | |||
| All Bedok Reservoir prices | All Kembangan prices |
HDB resales over 12 months.
| Measure | Bedok ReservoirMedium confidence East $615median per ft² 155 resales in 12 months · median $730,000 | KembanganMedium confidence East $572median per ft² 143 resales in 12 months · median $570,000 | Difference |
|---|---|---|---|
| Median S$/ft² | $615 | $572 | +$43 |
| Like-for-like S$/ft² | $617 | $650 | −$33 |
| 4-room median price | $707,500 | $740,000 | −$32,500 |
| Resales | 155 | 143 | +12 |
| Median lease remaining | 73 years | 57 years | +16 years |
| Middle 60% of resales | $549–$708 | $521–$761 | |
| HDB flats | 5,696 | 8,708 | -3,012 |
| Resale turnover | 2.7% | 2.0% | +0.7 pts |
| By flat typeMedian S$/ft² for the flat types both areas resold, over each area's stated window. | |||
| 3-room | $59823 resales | $54364 resales | +$55 |
| 4-room | $62384 resales | $70041 resales | −$77 |
| 5-room | $62642 resales | $63931 resales | −$13 |
| Executive | $6096 resales | $7567 resales | −$147 |
| Difference: Bedok Reservoir minus Kembangan. | |||
| All Bedok Reservoir prices | All Kembangan prices |
Related comparisons
Frequently asked questions
Is Bedok Reservoir or Kembangan more expensive?
We publish no ranking of Bedok Reservoir against Kembangan: the two samples cannot tell the areas apart, because the 95% intervals around their medians overlap. Median resale prices are S$730,000 in Bedok Reservoir and S$570,000 in Kembangan, over 155 and 143 resales respectively, in the 12 months to August 2026. On the private register, Bedok Reservoir runs at S$1,550 per square foot against S$1,490 in Kembangan, from 121 and 89 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 August 2026.