Property prices per square foot in Bedok
95% CI $582–$594 per ft²n = 1,224 resales
The median resale price in Bedok (East Region) is S$589 per square foot (S$6,340 per square metre), based on 1,224 resales in the 12 months to July 2026, at a median 4-room price of S$589,444. Over the 9.8 years to 2026 Q2, the median price per square foot changed by +3.6% a year in cash terms, or +1.6% a year after inflation. Private resale here runs S$1,550 per square foot from 1,105 caveats: a separate market, never combined with the HDB figures.
Map of 1,224 HDB resales in Bedok in the last 12 months; median $589 per square foot. Each dot is one resale, placed at its block and coloured by price per square foot. Full details are in the resales table below.
Prices in Bedok
Private resales here run 2.6× HDB: $1,550/ft² against $589/ft². Two registers, published side by side and never averaged.
Median price per ft²
$589
n = 1,224 resales
Median resale price
$545,400
median flat 980 ft²
Median lease remaining
55 yrs
of a 99-year lease
58 of 1,224 resales here crossed $1,000,000 in the last 12 months (4.7%).
How prices are spread in Bedok
Distribution of S$/ft² for the resales in Bedok over the last 12 months. The median is $589/ft² with a 95% CI of $583 to $594 and a middle 60% running $534 to $695. Every one of these sales is listed in the table below.
- p20 $534
- p80 $695
- 95% CI $583–$594
The individual sales appear here once Bedok's sold-price file loads. The markers are the published statistics.
By flat type
Median figures for each HDB flat type resold here.
Buyers: Where does a price sit?
Ranked against 1,000 resales in Bedok (12 months).
Enter a price and a floor area to place it in Bedok.
Sellers: How much is my flat worth?
At the median of S$589 per square foot, over 1,224 resales (12 months).
A market figure for that size in Bedok, not a valuation of your flat.
A 980 ft² flat at Bedok’s median works out at
S$577,000
middle 60% of resales: S$523,000 to S$681,000 for that size · 1,224 resales, 12 months
Price by remaining lease, 4-room
Every HDB flat is a 99-year leasehold. As the tail shortens, financing tightens and the resale market prices it in.
- 50-59$528n=697
- 60-69$586n=166
- 70-79$646n=172
- 80-89$863n=103
- 90-99$844n=226
- <50$544n=21
Years of lease remaining at the time of resale, 4-room only, Bedok, last 36 months. Figures are median $ per ft². Bands with fewer than eight resales are not shown.
Across these bands the rate falls 36% from $844/ft² at 90-99 years to $544 at <50, on 4-room flats in Bedok.
Price by floor, 4-room
HDB publishes a storey range rather than an exact floor. Flat type is held fixed, so this is a statement about height rather than about what sits on each floor.
- 01-03$572n=82
- 04-06$565n=103
- 07-09$573n=106
- 10-12$609n=95
- 13-15$809n=63
- 16-21$858n=27
Storey band, 4-room only, Bedok. Figures are median $ per ft². Bands with fewer than eight resales are not shown.
Neighbourhoods in Bedok
Neighbourhoods inside Bedok, from $571 in Kembangan to $615 in Bedok Reservoir.
| Neighbourhood | Resales | Median price | S$/ft² |
|---|---|---|---|
| Bedok Reservoir | 150 | $730,000 | $615 |
| Kaki Bukit | 201 | $588,000 | $612 |
| Bedok South | 202 | $488,000 | $582 |
| Bedok North | 528 | $500,000 | $575 |
| Kembangan | 143 | $525,000 | $571 |
Resales (last 12 months)
1,000 of 1,224 sales, a random sample
| Address | Details | |||||
|---|---|---|---|---|---|---|
| Jul 2026 | 108 Lengkong Tiga | S$1,220,000 | Executive | 62 yrs | $755 | |
| Jul 2026 | 154b Bedok Sth Rd | S$1,190,000 | 4-room | 95 yrs | $1,190 | |
| Jul 2026 | 167 Bedok Sth Ave 3 | S$1,150,000 | Executive | 59 yrs | $732 | |
| Jul 2026 | 10e Bedok Sth Ave 2 | S$1,138,000 | Executive | 66 yrs | $734 | |
| Jul 2026 | 634 Bedok Reservoir Rd | S$1,068,000 | Executive | 66 yrs | $689 | |
| Jul 2026 | 153b Bedok Sth Rd | S$1,000,000 | 4-room | 95 yrs | $1,000 | |
| Jul 2026 | 153c Bedok Sth Rd | S$975,000 | 4-room | 95 yrs | $975 | |
| Jul 2026 | 140 Bedok Nth St 2 | S$958,888 | 5-room | 71 yrs | $742 | |
| Jul 2026 | 153b Bedok Sth Rd | S$955,000 | 4-room | 95 yrs | $957 | |
| Jul 2026 | 430a Bedok Nth Rd | S$950,000 | 4-room | 94 yrs | $938 | |
| Jul 2026 | 154b Bedok Sth Rd | S$948,000 | 4-room | 95 yrs | $948 | |
| Jul 2026 | 633 Bedok Reservoir Rd | S$945,000 | Executive | 66 yrs | $618 | |
| Jul 2026 | 153c Bedok Sth Rd | S$940,000 | 4-room | 95 yrs | $938 | |
| Jul 2026 | 94b Bedok Nth Ave 4 | S$930,000 | Executive | 66 yrs | $613 | |
| Jul 2026 | 220a Bedok Ctrl | S$925,000 | 4-room | 83 yrs | $886 | |
| Jul 2026 | 154a Bedok Sth Rd | S$920,000 | 4-room | 95 yrs | $919 | |
| Jul 2026 | 721 Bedok Reservoir Rd | S$920,000 | Executive | 57 yrs | $578 | |
| Jul 2026 | 135 Bedok Nth St 2 | S$918,888 | Executive | 51 yrs | $573 | |
| Jul 2026 | 153b Bedok Sth Rd | S$900,000 | 4-room | 95 yrs | $899 | |
| Jul 2026 | 431a Bedok Nth Rd | S$870,000 | 4-room | 94 yrs | $860 |
Loading all 1,224 sales (12 months)…
The other market here: 1,105 private sale caveats, median $1,550/ft².
Private property in Bedok
URA caveats lodged in the last 12 months.
Resale, per ft²
$1,550
95% CI $1,530–$1,580 · 1,105 strata sales, 12 months
Median price
$1,648,000
1,105 resale transactions, 12 months
New launches, per ft²
$2,550
570 launch sales, 12 months, median $2,054,000
Private submarkets in Bedok
Private submarkets inside Bedok, from $1,290 in Siglap to $1,680 in Frankel.
| Private submarket | Resales | Median price | S$/ft² |
|---|---|---|---|
| Frankel | 268 | $1,850,000 | $1,680 |
| Bedok South | 180 | $1,465,000 | $1,640 |
| Bedok Reservoir | 126 | $1,770,000 | $1,550 |
| Bedok North | 118 | $1,440,000 | $1,520 |
| Kembangan | 93 | $1,675,000 | $1,490 |
| Bayshore | 144 | $1,685,000 | $1,480 |
| Kaki Bukit | 66 | $804,000 | $1,460 |
| Siglap | 110 | $1,869,444 | $1,290 |
By segment
| Segment | Caveats | Median price | S$/ft² |
|---|---|---|---|
| Condo & apartment | 1,105 | $1,648,000 | $1,550 |
| Landed | 528 | $5,200,000 | $967from 46 strata sales |
| Property type | Caveats | Median price | S$/ft² |
|---|---|---|---|
| Condominium | 783 | $1,648,000 | $1,540 |
| Apartment | 322 | $1,647,500 | $1,580 |
| Terrace | 241 | $4,560,000 | priced on land |
| Semi-detached | 202 | $6,100,000 | priced on land |
| Strata Terrace | 41 | $2,800,000 | $984 |
| Detached | 39 | $10,480,000 | priced on land |
3 collective (en-bloc) sales in the window (6 homes): land transactions, excluded from every figure above.
Projects in Bedok
| Project | Tenure | Caveats | Median price | S$/ft² |
|---|---|---|---|---|
| Pinery Residencesnew launchBedok Reservoir Road | 99 yrs lease commencing from 2025 | 550 | n/a | too few resales |
| Seventy Saint Patrick'sSt. Patrick's Road | Freehold | 11 | $2,768,000 | $2,380 |
| Seaside ResidencesSiglap Link | 99 yrs lease commencing from 2016 | 34 | $1,890,000 | $2,320 |
| Grandeur Park ResidencesBedok South Avenue 3 | 99 yrs lease commencing from 2016 | 32 | $1,540,000 | $2,020 |
| Costa Del SolBayshore Road | 99 yrs lease commencing from 1997 | 34 | $2,612,500 | $1,950 |
| Bedok ResidencesBedok North Drive | 99 yrs lease commencing from 2011 | 14 | $1,606,500 | $1,870 |
| Flamingo ValleySiglap Road | Freehold | 27 | $2,255,000 | $1,860 |
| The GladesBedok Rise | 99 yrs lease commencing from 2013 | 42 | $1,204,400 | $1,730 |
| The TrumpsJalan Kembangan | 99 yrs lease commencing from 2000 | 10 | $1,957,500 | $1,720 |
| Eastern LagoonUpper East Coast Road | Freehold | 13 | $1,710,000 | $1,700 |
| Waterfront GoldBedok Reservoir Road | 99 yrs lease commencing from 2009 | 13 | $1,480,000 | $1,660 |
| Waterfront IsleBedok Reservoir Road | 99 yrs lease commencing from 2009 | 25 | $2,020,000 | $1,650 |
| Urban VistaTanah Merah Kechil Link | 99 yrs lease commencing from 2012 | 33 | $975,000 | $1,630 |
| Vacanza @ EastLengkong Tujoh | Freehold | 15 | $1,438,800 | $1,630 |
| ArchipelagoBedok Reservoir Road | 99 yrs lease commencing from 2011 | 30 | $1,644,000 | $1,590 |
| EcoBedok South Avenue 3 | 99 yrs lease commencing from 2012 | 31 | $950,000 | $1,550 |
| Casa MerahTanah Merah Kechil Avenue | 99 yrs lease commencing from 2006 | 23 | $1,920,000 | $1,540 |
| EuhabitatJalan Eunos | 99 yrs lease commencing from 2010 | 50 | $797,000 | $1,420 |
| StarvilleLengkong Tiga | Freehold | 10 | $1,804,440 | $1,400 |
| The ClearwaterBedok Reservoir View | 99 yrs lease commencing from 1997 | 10 | $1,890,000 | $1,400 |
| The BayshoreBayshore Road | 99 yrs lease commencing from 1993 | 48 | $1,400,000 | $1,380 |
| Aquarius By The ParkBedok Reservoir View | 99 yrs lease commencing from 1996 | 23 | $1,300,000 | $1,330 |
| Bayshore ParkBayshore Road | 99 yrs lease commencing from 1982 | 23 | $1,280,000 | $1,310 |
| Mandarin GardensSiglap Road | 99 yrs lease commencing from 1982 | 38 | $1,952,750 | $1,290 |
| CasafinaBedok South Avenue 1 | 99 yrs lease commencing from 1996 | 17 | $1,720,000 | $1,260 |
| East MeadowsTanah Merah Kechil Road | 99 yrs lease commencing from 1998 | 15 | $1,500,000 | $1,220 |
| Laguna ParkMarine Parade Road | 99 yrs lease commencing from 1977 | 12 | $1,950,000 | $1,170 |
| Neptune CourtMarine Vista | 99 yrs lease commencing from 1975 | 21 | $1,750,000 | $1,100 |
| D'manorTanah Merah Kechil Avenue | 99 yrs lease commencing from 1997 | 11 | $2,680,000 | $950 |
| Frankel EstateBowmont Gardens | Freehold | 29 | $7,425,000 | priced on land |
| Opera EstateAida Street | Freehold | 47 | $4,250,000 | priced on land |
| Sky Eden@bedokBedok Central | 99 yrs lease commencing from 2022 | 10 | n/a | priced on land |
The other market here: 1,224 HDB resales, median $589/ft².
Head to head: Bedok vs Pasir Ris · Bedok vs Tampines · Bedok vs Outram · Bedok vs Choa Chu Kang · all comparisons
Further reading: 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 record behind every figure here
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 · 9th of 28 in busiest hdb resale markets · 13th of 25 in districts with the most million-dollar hdb resales · 17th of 28 in fastest-growing districts by price per square foot
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 July 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made
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Plain text
IndexProp SG, "Property prices in Bedok", dataset 2026-07, 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 2026-07). 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.