Private property prices per square foot in Bedok
High confidence95% CI $1,530–$1,590 per ft²n = 1,048 caveats
The median private resale price in Bedok (East Region) is S$1,550 per square foot (S$16,700 per square metre), from 1,048 caveats in the 12 months to September 2026. Over the 10 years to 2026 Q3, the HDB median price per square foot here changed by +3.5% a year in cash terms, or +1.5% a year after inflation. HDB resale here runs S$586 per square foot from 1,301 resales, at a median 4-room price of S$594,000: a separate register, never combined with the private figures.
Map of 31 private developments in Bedok that recorded a caveat in the last 12 months. Each square is one development, placed at its own coordinate and coloured by median price per square foot. URA permits derived statistics and not the caveats themselves, so a square is a median across a development rather than one sale.
Private prices in Bedok
Median price per ft²
$586
n = 1,301 resales (12 months)
Median resale price
$550,000
median flat 980 ft²
Median lease remaining
55 yrs
of a 99-year lease
83 of 1,301 resales here crossed $1,000,000 in the last 12 months (6.4%).
How prices are spread in Bedok
Distribution of S$/ft² for the resales in Bedok over the last 12 months. The median is $586/ft² with a 95% CI of $581 to $592 and a middle 60% running $532 to $708. Every one of these sales is listed in the table below.
- p20 $532
- p80 $708
- 95% CI $581–$592
The individual sales appear here once Bedok's sold-price file loads. The markers are the published statistics.
By flat type
Every HDB resale registered here in the last 12 months.
Price by remaining lease, 4-room
Bedok, 4-room resales only, last 36 months. Bands with fewer than eight are not shown.
| Years of lease remaining | Median price per ft² | Transactions behind the figure |
|---|---|---|
| <50 yearsmedian $479,000 | $540/ft² | n = 26 |
| 50-59 yearsmedian $525,000 | $530/ft² | n = 715 |
| 60-69 yearsmedian $570,000 | $591/ft² | n = 159 |
| 70-79 yearsmedian $730,000 | $658/ft² | n = 182 |
| 80-89 yearsmedian $836,500 | $861/ft² | n = 112 |
| 90-99 yearsmedian $857,944 | $855/ft² | n = 232 |
Across these bands the rate falls 37% from $855/ft² at 90-99 years to $540 at <50, on 4-room flats in Bedok.
Price by floor, 4-room
Bedok, 4-room resales only, last 12 months. Bands with fewer than eight are not shown.
| Storey band | Median price per ft² | Transactions behind the figure |
|---|---|---|
| Floors 1 to 3 | $577/ft² | n = 86 |
| Floors 4 to 6 | $556/ft² | n = 112 |
| Floors 7 to 9 | $577/ft² | n = 107 |
| Floors 10 to 12 | $605/ft² | n = 100 |
| Floors 13 to 15 | $824/ft² | n = 72 |
| Floors 16 to 21 | $858/ft² | n = 33 |
Buyers: Where does a price sit?
Ranked against 1,000 resales in Bedok (12 months).
S$550,000 for 938 ft² is around the 51st percentile of the 1,000 resales recorded here.
Sellers: How much is my flat worth?
At the median of S$586 per square foot, over 1,301 resales (12 months).
A market figure for that size in Bedok, not a valuation of your flat.
S$550,000
middle 60% of resales: S$499,000 to S$664,000 for that size · 1,301 resales, 12 months
Resales (last 12 months)
1,000 of 1,301 sales, a random sample
| Address | Details | |||||
|---|---|---|---|---|---|---|
| Sep 2026 | 152c Bedok Sth Rd | S$1,450,000 | 5-room | 95 yrs | $1,190 | |
| Sep 2026 | 153c Bedok Sth Rd | S$1,350,000 | 5-room | 95 yrs | $1,110 | |
| Sep 2026 | 153a Bedok Sth Rd | S$1,265,000 | 5-room | 95 yrs | $1,040 | |
| Sep 2026 | 160 Bedok Sth Ave 3 | S$1,200,000 | Executive | 59 yrs | $733 | |
| Sep 2026 | 153a Bedok Sth Rd | S$1,180,000 | 4-room | 95 yrs | $1,180 | |
| Sep 2026 | 10d Bedok Sth Ave 2 | S$1,168,888 | Executive | 68 yrs | $770 | |
| Sep 2026 | 102 Lengkong Tiga | S$1,168,000 | 5-room | 62 yrs | $841 | |
| Sep 2026 | 154b Bedok Sth Rd | S$1,160,000 | 4-room | 94 yrs | $1,160 | |
| Sep 2026 | 153c Bedok Sth Rd | S$1,080,888 | 4-room | 95 yrs | $1,080 | |
| Sep 2026 | 636 Bedok Reservoir Rd | S$1,080,000 | Executive | 66 yrs | $707 | |
| Sep 2026 | 220c Bedok Ctrl | S$1,056,888 | 5-room | 83 yrs | $877 | |
| Sep 2026 | 116 Lengkong Tiga | S$1,052,000 | 5-room | 62 yrs | $815 | |
| Sep 2026 | 109 Bedok Nth Rd | S$1,050,000 | Executive | 50 yrs | $598 | |
| Sep 2026 | 633 Bedok Reservoir Rd | S$1,048,888 | Executive | 66 yrs | $676 | |
| Sep 2026 | 154b Bedok Sth Rd | S$1,030,000 | 4-room | 94 yrs | $1,030 | |
| Sep 2026 | 716 Bedok Reservoir Rd | S$1,030,000 | Executive | 56 yrs | $634 | |
| Sep 2026 | 153a Bedok Sth Rd | S$1,020,000 | 4-room | 95 yrs | $1,020 | |
| Sep 2026 | 94c Bedok Nth Ave 4 | S$1,000,000 | Executive | 66 yrs | $649 | |
| Sep 2026 | 115 Bedok Reservoir Rd | S$990,000 | Executive | 58 yrs | $613 | |
| Sep 2026 | 115 Bedok Reservoir Rd | S$975,000 | Executive | 58 yrs | $581 |
Loading all 1,301 sales (12 months)…
Private prices in Bedok
Median price per ft²
$1,550
95% CI $1,530–$1,590 · n = 1,048 strata caveats (12 months)
Median price
$1,700,000
n = 1,048 resale caveats (12 months)
How private prices are spread in Bedok
Distribution of S$/ft² across 1,048 private resale caveats in Bedok over the last 12 months. They run from $764 to $2,810. The median is $1,550/ft² with a 95% interval of $1,530 to $1,590 and a middle 60% running $1,290 to $1,830.
- p20 $1,290
- p80 $1,830
- 95% CI $1,530–$1,590
By property type
Resale only, over the same 12 months. The headline above is condominiums and apartments; executive-condominium and landed rows appear here and are not in it.
| Property type | Median price per ft² | Transactions behind the figure |
|---|---|---|
| Condominiummedian $1,695,000 | $1,530/ft² | n = 736 |
| Apartmentmedian $1,762,000 | $1,590/ft² | n = 312 |
| Terracemedian $4,688,000 | priced on land | n = 227 caveats |
| Semi-detachedmedian $6,167,207 | priced on land | n = 193 caveats |
| Detachedmedian $9,800,000 | priced on land | n = 39 caveats |
| Strata Terracemedian $2,825,000 | $968/ft² | n = 34 |
By sale type
All private sales lodged in the same 12 months.
| Sale type | Median price per ft² | Transactions behind the figure |
|---|---|---|
| Resalemedian $1,700,000 | $1,550/ft² | n = 1,048 |
| New Salemedian $2,068,000 | $2,550/ft² | n = 570 |
| Sub Salemedian $2,126,500 | $2,330/ft² | n = 26 |
Buyers: Where does a price sit?
Placed on the published percentiles for 1,048 caveats in Bedok (12 months).
S$1,700,000 for 1,096 ft² is around the 50th percentile of the 1,048 caveats recorded here.
Sellers: How much is my home worth?
At the median of S$1,550 per square foot, over 1,048 caveats (12 months).
A market figure for that size in Bedok, not a valuation of your flat.
S$1,700,000
middle 60% of caveats: S$1,410,000 to S$2,010,000 for that size · 1,048 caveats, 12 months
4 collective (en-bloc) sales in the window (12 homes): land transactions, excluded from every figure above.
Private sales by project in Bedok
32 developments with at least ten caveats in the last 12 months.
URA permits derived statistics and not the caveat records, so the private register is published by development rather than sale by sale. Each row is a median across that development’s caveats in the window.
Public (HDB) rents in Bedok
Approved HDB rentals in the last 12 months, against resale prices for the same flat type.
Gross yield, 4-room
6.8%
on 60 years of lease remaining
Median rent, 4-room
$3,380/mo
from 651 approved rentals (12 months)
Median resale price, 4-room
$594,000
from 510 resales (12 months)
Gross, before costs; a ratio is dimensionless so it compares with the private yield, but a 99-year lease that cannot be let out in its first five years is not the same asset.
Rent by flat type
Approved HDB rentals in Bedok over the last 12 months, each flat type against the resale price of the same flat type.
| Flat type | Median monthly rent | Gross yield |
|---|---|---|
| 2-room | $2,300/mo | too few resales |
| 3-room | $2,800/mo | 8.0% |
| 4-room | $3,380/mo | 6.8% |
| 5-room | $3,700/mo | 5.6% |
| Executive | $4,150/mo | 4.9% |
Private rents in Bedok
Lease contracts lodged with URA in the last 12 months, against resale prices for units of the same floor area.
Gross yield, 100–110 m²
3.0%
the band this area's median private home falls in, from 457 lettings and 60 resales
Median rent, 100–110 m²
$4,500/mo
from 457 lease contracts (12 months)
Median resale price, 100–110 m²
$1,780,000
from 60 resale caveats (12 months)
Gross, before costs; a ratio is dimensionless so it compares with the HDB yield, but a 99-year HDB lease and a possibly-freehold private unit are not the same asset.
URA’s own median rent per ft² here is $4.53 for 2026 Q2, from 43 projects.
Rent by unit size
Lease contracts lodged with URA in Bedok over the last 12 months, each size band against the resale price of the same size band.
| Unit size | Median monthly rent | Gross yield |
|---|---|---|
| 30–40 m² | $2,600/mo | too few resales |
| 40–50 m² | $2,900/mo | 4.4% |
| 50–60 m² | $3,200/mo | 4.2% |
| 60–70 m² | $3,500/mo | 3.6% |
| 70–80 m² | $3,850/mo | 3.3% |
| 80–90 m² | $3,900/mo | 3.4% |
| 90–100 m² | $4,100/mo | 3.1% |
| 100–110 m² | $4,500/mo | 3.0% |
| 110–120 m² | $4,700/mo | 3.0% |
| 120–130 m² | $5,000/mo | 2.9% |
| 130–140 m² | $5,450/mo | 2.8% |
| 140–150 m² | $5,500/mo | 3.0% |
| 150–160 m² | $5,300/mo | 3.1% |
| 160–170 m² | $6,000/mo | too few resales |
| 170–180 m² | $6,200/mo | too few resales |
| 180–190 m² | $6,100/mo | too few resales |
| 190–200 m² | $7,500/mo | too few resales |
| 200–210 m² | $7,250/mo | too few resales |
| 210–220 m² | $6,800/mo | too few lettings and too few resales |
| 220–230 m² | $6,250/mo | too few resales |
| 230–240 m² | $8,100/mo | too few lettings and too few resales |
| 240–250 m² | $7,600/mo | too few lettings and too few resales |
| 260–270 m² | $7,900/mo | too few lettings and too few resales |
| 270–280 m² | $8,000/mo | too few lettings and too few resales |
| 280–290 m² | $7,900/mo | too few lettings and too few resales |
| 290–300 m² | $8,200/mo | too few lettings and too few resales |
6,718 of 6,765 contracts are in the rows above. The rest sit in floor-area bands URA publishes wider than 10 m², which cannot be matched to a sale band without folding two sizes into one.
Rent by bedrooms
Lease contracts lodged with URA in Bedok over the last 12 months.
| Bedrooms | Median monthly rent | Transactions behind the figure |
|---|---|---|
| 1 bedroom | $3,000/mo | n = 1,523 |
| 2 bedrooms | $3,800/mo | n = 2,155 |
| 3 bedrooms | $4,850/mo | n = 1,990 |
| 4 bedrooms | $6,700/mo | n = 381 |
6,049 of 6,765 contracts are in the rows above. 696 carry no bedroom count and 20 are in sizes with too few lettings to publish.
Contains information from the URA Data Service. Private rents and HDB rents are two registers and are never combined; the only figure that spans them is the gross yield, which is a ratio, and even there the assets differ: every HDB flat is a 99-year lease that cannot be let at all during its first five years, while a private unit may be freehold.
More on Bedok (39 links)
Elsewhere in East Region
Ranked here
- 3rd of 28 in districts with the shortest remaining lease
- 3rd of 26 in highest hdb gross rental yield by district
- 7th of 28 in lowest hdb price per square foot by district
- 8th of 28 in busiest hdb resale markets
- 9th of 30 in lowest private price per square foot by district
- 13th of 25 in highest share of million-dollar hdb resales by district
- All league tables
Further reading
- What happens when a 99-year HDB lease ends
- What it costs to buy an HDB resale flat, beyond the price
- Where is the cheapest HDB housing in Singapore?
- Where new resale supply is coming from
- Million-dollar HDB flats: how many, where, and what share
- HDB rental yield, measured from the rental register
- Public and private are two markets, not two prices
- What does a 4-room HDB flat cost?
- Thirty-six years of HDB resale prices, in cash and in today’s money
- Lease decay: what a shorter HDB lease actually costs
- How to compare two HDB towns without fooling yourself
- Per square foot or per square metre? Singapore uses both, and they disagree by 10.76
- The public registers behind every HDB resale figure here
- The 2026 HDB resale report
Nearby areas
Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).
Cite us
HDB resale registrations to September 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made
Copy one of these, or adapt it.
Plain text
IndexProp SG, "Property prices in Bedok", dataset 2026-09, https://indexprop.com/sg/property-prices/district/bedok. Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Area boundaries from URA Master Plan 2019, also under SODL 1.0. Private figures are derived statistics from the URA Data Service.
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<a href="https://indexprop.com/sg/property-prices/district/bedok">Property prices in Bedok - IndexProp SG</a> (dataset 2026-09). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.
The statistics behind this page are also served as JSON: /sg/data/districts/bedok.json. Please cache it, and do not crawl it in a loop. Every rule behind these figures is on the methodology page.