How have HDB prices in Bedok Reservoir changed over time?

Over the 9.8 years from 2016 Q1 to 2026 Q2, the median price per square foot in Bedok Reservoir changed by +4.0% a year, from $428 to $625.

Does remaining lease affect HDB prices in Bedok Reservoir?

In Bedok Reservoir, 4-room flats with 80-89 years of lease remaining resell at $908 per square foot against $542 for those with 50-59 years, a difference of +68%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in Bedok Reservoir

$1,550median private resale per ft², 121 caveats (12 months)

Medium confidence95% CI $1,490–$1,630 per ft²n = 121 caveats

The median private resale price in Bedok Reservoir (Bedok, East Region) is S$1,550 per square foot (S$16,700 per square metre), from 121 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 +4.0% a year in cash terms, or +2.0% a year after inflation. HDB resale here runs S$615 per square foot from 155 resales, at a median 4-room price of S$707,500: a separate register, never combined with the private figures.

Private prices in Bedok Reservoir

Median price per ft²

$615

n = 155 resales

Median resale price

$730,000

median flat 1,130 ft²

Median lease remaining

73 yrs

of a 99-year lease

6 of 155 resales here crossed $1,000,000 in the last 12 months (3.9%).

How prices are spread in Bedok Reservoir

p20 $549
p80 $708
95% CI $598–$642

By flat type

Every HDB resale registered here in the last 12 months.

Flat type	Median price per ft²	Transactions behind the figure
3-roommedian $450,000 · 732 ft²	$598/ft²	n = 23
4-roommedian $707,500 · 1,125 ft²	$623/ft²	n = 84
5-roommedian $797,500 · 1,238 ft²	$626/ft²	n = 42
Executivemedian $953,500 · 1,566 ft²	$609/ft²	n = 6

Price by remaining lease, 4-room

Bedok Reservoir, 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
50-59 yearsmedian $570,000	$542/ft²	n = 85
70-79 yearsmedian $758,000	$668/ft²	n = 99
80-89 yearsmedian $850,000	$908/ft²	n = 27

Across these bands the rate falls 40% from $908/ft² at 80-89 years to $542 at 50-59, on 4-room flats in Bedok Reservoir.

Price by floor, 4-room

Bedok Reservoir, 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 = 15
Floors 4 to 6	$544/ft²	n = 21
Floors 7 to 9	$646/ft²	n = 11
Floors 10 to 12	$651/ft²	n = 16
Floors 13 to 15	$713/ft²	n = 14

Buyers: Where does a price sit?

Ranked against 155 resales in Bedok Reservoir (12 months).

Resale price

Floor area in ft²

S$730,000 for 1,187 ft² is around the 48th percentile of the 155 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$615 per square foot, over 155 resales (12 months).

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

Floor area in ft²

S$730,000

middle 60% of resales: S$652,000 to S$840,000 for that size · 155 resales, 12 months

Resales (last 12 months)

155 sales

Resales in Bedok Reservoir, last 12 months
	Address
Aug 2026	747c Bedok Reservoir Cres	S$1,200,000	5-room	87 yrs	$1,060
Aug 2026	716 Bedok Reservoir Rd	S$965,000	Executive	57 yrs	$606
Aug 2026	747b Bedok Reservoir Cres	S$940,000	4-room	87 yrs	$1,010
Aug 2026	765 Bedok Reservoir View	S$881,888	5-room	73 yrs	$713
Aug 2026	765 Bedok Reservoir View	S$848,000	4-room	73 yrs	$751
Aug 2026	769 Bedok Reservoir View	S$830,000	5-room	73 yrs	$671
Aug 2026	770 Bedok Reservoir View	S$815,000	5-room	73 yrs	$659
Aug 2026	771 Bedok Reservoir View	S$815,000	5-room	73 yrs	$659
Aug 2026	774 Bedok Reservoir View	S$810,000	4-room	73 yrs	$716
Aug 2026	767 Bedok Reservoir View	S$800,000	4-room	73 yrs	$695
Aug 2026	766 Bedok Reservoir View	S$740,000	5-room	73 yrs	$597
Aug 2026	767 Bedok Reservoir View	S$720,000	4-room	73 yrs	$625
Aug 2026	773 Bedok Reservoir View	S$700,000	4-room	73 yrs	$620
Aug 2026	711 Bedok Reservoir Rd	S$600,000	5-room	53 yrs	$461
Aug 2026	718 Bedok Reservoir Rd	S$574,000	4-room	57 yrs	$513
Aug 2026	707 Bedok Nth Rd	S$570,000	4-room	53 yrs	$582
Aug 2026	701 Bedok Reservoir Rd	S$548,000	4-room	53 yrs	$547
Aug 2026	718 Bedok Reservoir Rd	S$545,000	4-room	56 yrs	$487
Aug 2026	706 Bedok Nth Rd	S$525,000	4-room	53 yrs	$536
Aug 2026	712 Bedok Reservoir Rd	S$405,000	3-room	54 yrs	$554

Median price per ft²

$1,550

95% CI $1,490–$1,630 · n = 121 strata caveats (12 months)

Median price

$1,800,000

n = 121 resale caveats (12 months)

How private prices are spread in Bedok Reservoir

p20 $1,360
p80 $1,720
95% CI $1,490–$1,630

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 $1,800,000	$1,550/ft²	n = 121

Buyers: Where does a price sit?

Placed on the published percentiles for 121 caveats in Bedok Reservoir (12 months).

Price

Floor area in ft²

S$1,800,000 for 1,160 ft² is around the 50th percentile of the 121 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$1,550 per square foot, over 121 caveats (12 months).

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

Floor area in ft²

S$1,800,000

middle 60% of caveats: S$1,580,000 to S$2,000,000 for that size · 121 caveats, 12 months

Private sales by project in Bedok Reservoir

6 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 Reservoir, last 12 months
	Tenure				New sale S$/ft²
Waterfront KeyBedok Reservoir Road	99 yrs lease commencing from 2007	11	$2,168,888	$1,750	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
ArchipelagoBedok Reservoir Road	99 yrs lease commencing from 2011	29	$1,640,000	$1,610	no launch
The ClearwaterBedok Reservoir View	99 yrs lease commencing from 1997	10	$1,890,000	$1,400	no launch
Aquarius By The ParkBedok Reservoir View	99 yrs lease commencing from 1996	23	$1,300,000	$1,340	no launch

Public (HDB) rents in Bedok Reservoir

Approved HDB rentals in the last 12 months, against resale prices for the same flat type.

Gross yield, 4-room

5.8%

on 74 years of lease remaining

Median rent, 4-room

$3,450/mo

from 83 approved rentals (12 months)

Median resale price, 4-room

$707,500

from 84 resales (12 months)

Rent by flat type

Approved HDB rentals in Bedok Reservoir over the last 12 months, each flat type against the resale price of the same flat type.

Flat type	Median monthly rent	Gross yield
3-room	$2,800/mo	too few resales
4-room	$3,450/mo	5.8%
5-room	$3,550/mo	5.3%

Private rents in Bedok Reservoir

Lease contracts lodged with URA in the last 12 months, against resale prices for units of the same floor area.

Gross yield range

n/a

too few lettings and resales in any one size band

Median monthly rent

$4,200/mo

middle 50% $3,700–$5,200 · all sizes, 516 contracts (12 months)

Median resale price

$1,800,000

all sizes, 121 resale caveats (12 months)

URA’s own median rent per ft² here is $4.37 for 2026 Q2, from 6 projects.

Rent by unit size

Lease contracts lodged with URA in Bedok Reservoir over the last 12 months, each size band against the resale price of the same size band.

Unit size	Median monthly rent	Gross yield
40–50 m²	$3,000/mo	too few resales
50–60 m²	$3,200/mo	too few resales
60–70 m²	$3,200/mo	too few lettings and too few resales
70–80 m²	$3,900/mo	too few resales
80–90 m²	$3,950/mo	too few resales
90–100 m²	$4,300/mo	too few resales
100–110 m²	$5,300/mo	too few resales
110–120 m²	$5,000/mo	too few resales
120–130 m²	$5,175/mo	too few resales
130–140 m²	$6,000/mo	too few lettings and too few resales
140–150 m²	$6,300/mo	too few lettings and too few resales
150–160 m²	$7,000/mo	too few lettings and too few resales
170–180 m²	$6,200/mo	too few lettings and too few resales
190–200 m²	$7,000/mo	too few lettings and too few resales
220–230 m²	$8,250/mo	too few lettings and too few resales

514 of 516 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 Reservoir over the last 12 months.

Bedrooms	Median monthly rent	Transactions behind the figure
1 bedroom	$3,150/mo	n = 99
2 bedrooms	$3,900/mo	n = 177
3 bedrooms	$5,100/mo	n = 203
4 bedrooms	$6,300/mo	n = 35

514 of 516 contracts are in the rows above. 2 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

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Plain text

IndexProp SG, "Property prices in Bedok Reservoir", dataset 2026-08, https://indexprop.com/sg/property-prices/neighbourhood/bedok-reservoir. 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/neighbourhood/bedok-reservoir">Property prices in Bedok Reservoir - 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 Reservoir

Median price per ft²The middle resale price per square foot of 155 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 Bedok ReservoirEvery resale in Bedok Reservoir over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate. Sample: 155 resales. The markers are the published statistics over the same window; the counts can differ by a handful at the window edge.

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 Reservoir, 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 Reservoir

Median price per ft²

Median price

How private prices are spread in Bedok ReservoirEvery private resale caveat in Bedok Reservoir 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.

Sellers: How much is my home worth? Floor area × the median price per square foot in Bedok Reservoir, 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 Reservoir

Public (HDB) rents in Bedok ReservoirHDB 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 Bedok ReservoirURA 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.

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Median price per ft²

Median resale price

Median lease remaining

How prices are spread in Bedok Reservoir

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 Reservoir

By property type

Sellers: How much is my home worth?

Public (HDB) rents in Bedok Reservoir

Private rents in Bedok Reservoir

Rent by unit size

Rent by bedrooms

Nearby areas