Inside Bedok the median ranges from S$572 per square foot in Kembangan to S$615 in Bedok Reservoir, a difference of 8%.

How have HDB prices in Bedok changed over time?

Over the 9.8 years from 2016 Q1 to 2026 Q2, the median price per square foot in Bedok changed by +3.6% a year, from $417 to $590.

Does remaining lease affect HDB prices in Bedok?

In Bedok, 4-room flats with 90-99 years of lease remaining resell at $849 per square foot against $542 for those with <50 years, a difference of +57%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in Bedok

Q: What is the median private resale price per square foot in Bedok?

The median private resale price in Bedok (East Region) is S$1,550 per square foot (S$16,700 per square metre), from 1,095 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +3.6% a year in cash terms, or +1.7% a year after inflation. HDB resale here runs S$588 per square foot from 1,252 resales, at a median 4-room price of S$600,000: a separate register, never combined with the private figures.

Q: How many private caveats were recorded in Bedok?

The median private resale price in Bedok (East Region) is S$1,550 per square foot (S$16,700 per square metre), from 1,095 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +3.6% a year in cash terms, or +1.7% a year after inflation. HDB resale here runs S$588 per square foot from 1,252 resales, at a median 4-room price of S$600,000: a separate register, never combined with the private figures.

$1,550median private resale per ft², 1,095 caveats (12 months)

High confidence95% CI $1,530–$1,580 per ft²n = 1,095 caveats

The median private resale price in Bedok (East Region) is S$1,550 per square foot (S$16,700 per square metre), from 1,095 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +3.6% a year in cash terms, or +1.7% a year after inflation. HDB resale here runs S$588 per square foot from 1,252 resales, at a median 4-room price of S$600,000: a separate register, never combined with the private figures.

Private prices in Bedok

Median price per ft²

$588

n = 1,252 resales

Median resale price

$550,000

median flat 980 ft²

Median lease remaining

55 yrs

of a 99-year lease

68 of 1,252 resales here crossed $1,000,000 in the last 12 months (5.4%).

How prices are spread in Bedok

p20 $534
p80 $706
95% CI $582–$594

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.

Flat type	Median price per ft²	Transactions behind the figure
2-roommedian $325,000 · 484 ft²	$676/ft²	n = 20
3-roommedian $420,000 · 732 ft²	$573/ft²	n = 484
4-roommedian $600,000 · 1,001 ft²	$602/ft²	n = 496
5-roommedian $788,000 · 1,302 ft²	$598/ft²	n = 197
Executivemedian $1,010,000 · 1,561 ft²	$642/ft²	n = 55

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 $480,000	$542/ft²	n = 23
50-59 yearsmedian $525,000	$530/ft²	n = 698
60-69 yearsmedian $570,000	$587/ft²	n = 159
70-79 yearsmedian $730,000	$658/ft²	n = 180
80-89 yearsmedian $836,500	$861/ft²	n = 110
90-99 yearsmedian $850,000	$849/ft²	n = 233

Across these bands the rate falls 36% from $849/ft² at 90-99 years to $542 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	$575/ft²	n = 89
Floors 4 to 6	$566/ft²	n = 106
Floors 7 to 9	$576/ft²	n = 101
Floors 10 to 12	$621/ft²	n = 98
Floors 13 to 15	$824/ft²	n = 71
Floors 16 to 21	$837/ft²	n = 31

Buyers: Where does a price sit?

Ranked against 1,000 resales in Bedok (12 months).

Resale price

Floor area in ft²

S$550,000 for 935 ft² is around the 50th percentile of the 1,000 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$588 per square foot, over 1,252 resales (12 months).

A market figure for that size in Bedok, not a valuation of your flat.

Floor area in ft²

S$550,000

middle 60% of resales: S$499,000 to S$660,000 for that size · 1,252 resales, 12 months

Resales (last 12 months)

1,000 of 1,252 sales, a random sample

Resales in Bedok, last 12 months
	Address
Aug 2026	222a Bedok Nth Dr	S$1,200,000	4-room	95 yrs	$1,200
Aug 2026	747c Bedok Reservoir Cres	S$1,200,000	5-room	87 yrs	$1,060
Aug 2026	154b Bedok Sth Rd	S$1,188,000	4-room	94 yrs	$1,190
Aug 2026	153a Bedok Sth Rd	S$1,180,000	4-room	95 yrs	$1,180
Aug 2026	114 Lengkong Tiga	S$1,090,000	5-room	62 yrs	$844
Aug 2026	154a Bedok Sth Rd	S$1,080,000	4-room	95 yrs	$1,080
Aug 2026	634 Bedok Reservoir Rd	S$1,075,000	Executive	66 yrs	$688
Aug 2026	160 Bedok Sth Ave 3	S$1,058,888	Executive	59 yrs	$674
Aug 2026	154b Bedok Sth Rd	S$1,020,000	4-room	95 yrs	$1,020
Aug 2026	153c Bedok Sth Rd	S$1,010,000	4-room	95 yrs	$1,010
Aug 2026	807c Chai Chee Rd	S$990,000	5-room	89 yrs	$814
Aug 2026	431a Bedok Nth Rd	S$988,000	4-room	94 yrs	$975
Aug 2026	220b Bedok Ctrl	S$970,000	4-room	83 yrs	$957
Aug 2026	716 Bedok Reservoir Rd	S$965,000	Executive	57 yrs	$606
Aug 2026	431a Bedok Nth Rd	S$963,888	4-room	94 yrs	$957
Aug 2026	219d Bedok Ctrl	S$950,000	4-room	83 yrs	$910
Aug 2026	747b Bedok Reservoir Cres	S$940,000	4-room	87 yrs	$1,010
Aug 2026	153c Bedok Sth Rd	S$930,000	4-room	95 yrs	$929
Aug 2026	154b Bedok Sth Rd	S$930,000	4-room	94 yrs	$929
Aug 2026	153b Bedok Sth Rd	S$928,000	4-room	95 yrs	$927

Loading all 1,252 sales (12 months)…

Median price per ft²

$1,550

95% CI $1,530–$1,580 · n = 1,095 strata caveats (12 months)

Median price

$1,670,000

n = 1,095 resale caveats (12 months)

How private prices are spread in Bedok

p20 $1,300
p80 $1,830
95% CI $1,530–$1,580

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 $1,680,000	$1,530/ft²	n = 770
Apartmentmedian $1,650,000	$1,580/ft²	n = 325
Terracemedian $4,700,000	priced on land	n = 241 caveats
Semi-detachedmedian $6,100,000	priced on land	n = 197 caveats
Detachedmedian $9,800,000	priced on land	n = 42 caveats
Strata Terracemedian $2,850,000	$976/ft²	n = 40

By sale type

All private sales lodged in the same 12 months.

Sale type	Median price per ft²	Transactions behind the figure
Resalemedian $1,670,000	$1,550/ft²	n = 1,095
New Salemedian $2,058,500	$2,550/ft²	n = 570
Sub Salemedian $2,145,000	$2,320/ft²	n = 23

Buyers: Where does a price sit?

Placed on the published percentiles for 1,095 caveats in Bedok (12 months).

Price

Floor area in ft²

S$1,670,000 for 1,076 ft² is around the 50th percentile of the 1,095 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$1,550 per square foot, over 1,095 caveats (12 months).

A market figure for that size in Bedok, not a valuation of your flat.

Floor area in ft²

S$1,670,000

middle 60% of caveats: S$1,400,000 to S$1,970,000 for that size · 1,095 caveats, 12 months

3 collective (en-bloc) sales in the window (6 homes): land transactions, excluded from every figure above.

Private sales by project in Bedok

33 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.

Private sales by project in Bedok, last 12 months
	Tenure				New sale S$/ft²
Seaside ResidencesSiglap Link	99 yrs lease commencing from 2016	36	$1,925,000	$2,330	no launch
Grandeur Park ResidencesBedok South Avenue 3	99 yrs lease commencing from 2016	36	$1,705,000	$2,030	no launch
Costa Del SolBayshore Road	99 yrs lease commencing from 1997	32	$2,706,444	$1,960	no launch
Flamingo ValleySiglap Road	Freehold	26	$2,227,500	$1,860	no launch
The SeawindLorong M Telok Kurau	Freehold	11	$2,000,000	$1,860	no launch
Bedok ResidencesBedok North Drive	99 yrs lease commencing from 2011	14	$1,577,500	$1,840	no launch
Waterfront KeyBedok Reservoir Road	99 yrs lease commencing from 2007	11	$2,168,888	$1,750	no launch
The GladesBedok Rise	99 yrs lease commencing from 2013	37	$1,215,000	$1,730	no launch
Eastern LagoonUpper East Coast Road	Freehold	13	$1,710,000	$1,700	no launch
Waterfront GoldBedok Reservoir Road	99 yrs lease commencing from 2009	12	$1,633,000	$1,680	no launch
Waterfront IsleBedok Reservoir Road	99 yrs lease commencing from 2009	21	$2,030,000	$1,650	no launch
Urban VistaTanah Merah Kechil Link	99 yrs lease commencing from 2012	32	$935,444	$1,630	no launch
ArchipelagoBedok Reservoir Road	99 yrs lease commencing from 2011	29	$1,640,000	$1,610	no launch
Vacanza @ EastLengkong Tujoh	Freehold	16	$1,396,900	$1,610	no launch
EcoBedok South Avenue 3	99 yrs lease commencing from 2012	32	$951,388	$1,540	no launch
Casa MerahTanah Merah Kechil Avenue	99 yrs lease commencing from 2006	22	$1,919,000	$1,530	no launch
EuhabitatJalan Eunos	99 yrs lease commencing from 2010	48	$797,000	$1,420	no launch
The ClearwaterBedok Reservoir View	99 yrs lease commencing from 1997	10	$1,890,000	$1,400	no launch
The BayshoreBayshore Road	99 yrs lease commencing from 1993	51	$1,403,000	$1,390	no launch
Aquarius By The ParkBedok Reservoir View	99 yrs lease commencing from 1996	23	$1,300,000	$1,340	no launch
Bayshore ParkBayshore Road	99 yrs lease commencing from 1982	20	$1,259,000	$1,300	no launch
Villa MarinaJalan Sempadan	99 yrs lease commencing from 1995	12	$1,918,400	$1,300	no launch
Mandarin GardensSiglap Road	99 yrs lease commencing from 1982	42	$1,962,750	$1,290	no launch
CasafinaBedok South Avenue 1	99 yrs lease commencing from 1996	16	$1,760,000	$1,260	no launch
East MeadowsTanah Merah Kechil Road	99 yrs lease commencing from 1998	14	$1,480,000	$1,240	no launch
Laguna ParkMarine Parade Road	99 yrs lease commencing from 1977	13	$2,000,000	$1,180	no launch
Neptune CourtMarine Vista	99 yrs lease commencing from 1975	24	$1,625,000	$1,070	no launch
D'manorTanah Merah Kechil Avenue	99 yrs lease commencing from 1997	11	$2,700,000	$950	no launch
Pinery ResidencesBedok Reservoir Road	99 yrs lease commencing from 2025	551	n/a	launches only	$2,550n = 551
Frankel EstateBowmont Gardens	Freehold	30	$7,250,000	priced on land	no launch
Opera EstateAida Street	Freehold	47	$4,607,500	priced on land	no launch
Sceneca ResidenceTanah Merah Kechil Link	99 yrs lease commencing from 2021	13	n/a	priced on land	no launch
Sky Eden@bedokBedok Central	99 yrs lease commencing from 2022	13	n/a	priced on land	no launch

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

6.6%

on 60 years of lease remaining

Median rent, 4-room

$3,300/mo

from 644 approved rentals (12 months)

Median resale price, 4-room

$600,000

from 496 resales (12 months)

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	$3,300/mo	6.6%
5-room	$3,700/mo	5.6%
Executive	$4,100/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 468 lettings and 58 resales

Median rent, 100–110 m²

$4,500/mo

from 468 lease contracts (12 months)

Median resale price, 100–110 m²

$1,780,000

from 58 resale caveats (12 months)

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	4.1%
60–70 m²	$3,500/mo	3.6%
70–80 m²	$3,800/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	3.1%
120–130 m²	$5,000/mo	2.9%
130–140 m²	$5,400/mo	2.7%
140–150 m²	$5,500/mo	3.0%
150–160 m²	$5,250/mo	3.1%
160–170 m²	$5,850/mo	too few resales
170–180 m²	$6,250/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	$6,200/mo	too few resales
230–240 m²	$8,800/mo	too few lettings and too few resales
240–250 m²	$7,050/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	$7,800/mo	too few lettings and too few resales
290–300 m²	$9,625/mo	too few lettings and too few resales

6,702 of 6,747 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 = 1,499
2 bedrooms	$3,800/mo	n = 2,154
3 bedrooms	$4,800/mo	n = 1,963
4 bedrooms	$6,750/mo	n = 362

5,978 of 6,747 contracts are in the rows above. 749 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.

Nearby areas

Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).

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HDB resale registrations to August 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 2026-08, 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 2026-08). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.

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Private property prices per square foot in Bedok

Median price per ft²The middle resale price per square foot of 1,252 transactions in the last 12 months. Each transaction's own price is divided by its own floor area first, then the median is taken over those.

Median resale priceThe middle price paid, before dividing by floor area. It moves with the mix of flat types resold as well as with the market.

Median lease remainingYears left on the 99-year lease at the point of resale. Below roughly 60 years, CPF usage and bank financing both tighten, and the resale market prices that in.

How prices are spread in BedokEvery resale in Bedok over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate.

By flat typeHDB’s own flat types, each at its own median rate. A smaller flat usually costs more per square foot and less in total, so the rate and the price move in opposite directions: the rate is the ranked column and the price is a caption beside its type.

Price by remaining lease, 4-roomCPF usage and bank loan-to-value both tighten as the tail shortens, which is why the rate bends decades before the lease ends. Flat type is held fixed: pooled, this would compare short-lease 3-rooms with long-lease 5-rooms and call the mix lease decay.

Price by floor, 4-roomHDB publishes a storey range rather than an exact floor, so these are its own bands. Flat type is held fixed, which makes this a statement about height rather than about what sits on each floor.

Buyers: Where does a price sit?Your price divided by your floor area, ranked against every resale in the window here. It is the same population the spread above is drawn from, so the two can never disagree.

Sellers: How much is my flat worth? Floor area × the median price per square foot in Bedok, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: storey, lease and condition are what a valuation is for.

Resales (last 12 months)

Private prices in Bedok

Median price per ft²

Median price

How private prices are spread in BedokEvery private resale caveat in Bedok over the last 12 months, counted into 56 bands: a taller bar means more caveats at that rate. Published as counts rather than as a list of sales, because URA permits statistics and not the caveats.

By property typeURA’s own property types, each at its own median rate, so a condominium and an apartment are never averaged into one figure. Landed is priced on land area rather than floor area, so it carries no rate and the row says so.

By sale typeA resale is one owner selling to another, and it is the headline above. A new sale is a developer’s launch price list, which runs 41 to 42 per cent above resale per square foot in every market segment. A sub sale is a resale before completion. Three rows, never averaged into one.

Sellers: How much is my home worth? Floor area × the median price per square foot in Bedok, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: floor, facing, tenure and condition are what a valuation is for.

Private sales by project in Bedok

Public (HDB) rents in BedokHDB approves each subletting of a whole flat and records the rent declared on the application, so these are declared rents rather than registry-verified prices. A rented room is not in this register. A separate register from URA’s, never averaged with it.

Private rents in BedokURA records every private lease contract lodged with it, so these are contract rents rather than asking prices. Lodging is not compulsory, so the most recent quarter is still filling in. A separate register from HDB’s, never averaged with it.

Rent by unit sizeFloor area is the one key both private registers record, so it is what the yield is matched on, because bedrooms exist on a lease contract and not on a sale caveat. Only exact 10 m² bands are joined; a wider band is left out rather than folded into a narrower one.

Rent by bedroomsURA records a bedroom count on a rental contract but not on a sale caveat, so bedrooms describe renting only and can never be matched to a price. The size table above is the one that carries a yield.

Nearby areas Each trend line is that area’s own quarterly median price per square foot, scaled to its own range: compare directions, not heights. Gaps are quarters with too few resales to publish a median.

Cite us

Median price per ft²

Median resale price

Median lease remaining

How prices are spread in Bedok

By flat type

Price by remaining lease, 4-room

Price by floor, 4-room

Buyers: Where does a price sit?

Sellers: How much is my flat worth?

How private prices are spread in Bedok

By property type

By sale type

Sellers: How much is my home worth?

Public (HDB) rents in Bedok

Private rents in Bedok

Rent by unit size

Rent by bedrooms

Nearby areas