How have HDB prices in Bedok South changed over time?

Over the 9.8 years from 2016 Q1 to 2026 Q2, the median price per square foot in Bedok South changed by +3.1% a year, from $431 to $582.

Does remaining lease affect HDB prices in Bedok South?

In Bedok South, 4-room flats with 90-99 years of lease remaining resell at $999 per square foot against $541 for those with <50 years, a difference of +85%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in Bedok South

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

The median private resale price in Bedok South (Bedok, East Region) is S$1,670 per square foot (S$18,000 per square metre), from 183 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 +3.1% a year in cash terms, or +1.2% a year after inflation. HDB resale here runs S$588 per square foot from 210 resales, at a median 4-room price of S$550,000: a separate register, never combined with the private figures.

Q: How many private caveats were recorded in Bedok South?

The median private resale price in Bedok South (Bedok, East Region) is S$1,670 per square foot (S$18,000 per square metre), from 183 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 +3.1% a year in cash terms, or +1.2% a year after inflation. HDB resale here runs S$588 per square foot from 210 resales, at a median 4-room price of S$550,000: a separate register, never combined with the private figures.

$1,670median private resale per ft², 183 caveats (12 months)

Medium confidence95% CI $1,590–$1,720 per ft²n = 183 caveats

The median private resale price in Bedok South (Bedok, East Region) is S$1,670 per square foot (S$18,000 per square metre), from 183 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 +3.1% a year in cash terms, or +1.2% a year after inflation. HDB resale here runs S$588 per square foot from 210 resales, at a median 4-room price of S$550,000: a separate register, never combined with the private figures.

Private prices in Bedok South

Median price per ft²

$588

n = 210 resales

Median resale price

$510,000

median flat 904 ft²

Median lease remaining

51 yrs

of a 99-year lease

35 of 210 resales here crossed $1,000,000 in the last 12 months (16.7%).

How prices are spread in Bedok South

p20 $531
p80 $741
95% CI $572–$602

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 $400,000 · 700 ft²	$567/ft²	n = 70
4-roommedian $550,000 · 969 ft²	$589/ft²	n = 97
5-roommedian $812,500 · 1,270 ft²	$622/ft²	n = 32
Executivemedian $1,090,000 · 1,572 ft²	$700/ft²	n = 10

Price by remaining lease, 4-room

Bedok South, 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	$541/ft²	n = 16
50-59 yearsmedian $488,000	$526/ft²	n = 165
60-69 yearsmedian $507,500	$565/ft²	n = 12
90-99 yearsmedian $1,000,000	$999/ft²	n = 35

Across these bands the rate falls 46% from $999/ft² at 90-99 years to $541 at <50, on 4-room flats in Bedok South.

Price by floor, 4-room

Bedok South, 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	$532/ft²	n = 9
Floors 4 to 6	$559/ft²	n = 18
Floors 7 to 9	$569/ft²	n = 20
Floors 10 to 12	$607/ft²	n = 19
Floors 13 to 15	$939/ft²	n = 23
Floors 16 to 21	$1,100/ft²	n = 8

Buyers: Where does a price sit?

Ranked against 210 resales in Bedok South (12 months).

Resale price

Floor area in ft²

S$510,000 for 867 ft² is around the 50th percentile of the 210 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$588 per square foot, over 210 resales (12 months).

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

Floor area in ft²

S$510,000

middle 60% of resales: S$460,000 to S$642,000 for that size · 210 resales, 12 months

Resales (last 12 months)

210 sales

Resales in Bedok South, last 12 months
	Address
Aug 2026	153b Bedok Sth Rd	S$1,450,000	5-room	95 yrs	$1,190
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	154a Bedok Sth Rd	S$1,080,000	4-room	95 yrs	$1,080
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	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
Aug 2026	153b Bedok Sth Rd	S$915,000	4-room	95 yrs	$914
Aug 2026	31 Bedok Sth Ave 2	S$850,000	5-room	51 yrs	$669
Aug 2026	54 New Upp Changi Rd	S$720,000	5-room	50 yrs	$557
Aug 2026	156 Bedok Sth Ave 3	S$580,000	4-room	58 yrs	$641
Aug 2026	44 Bedok Sth Rd	S$508,268	4-room	50 yrs	$562
Aug 2026	52 New Upp Changi Rd	S$492,000	4-room	50 yrs	$544
Aug 2026	51 New Upp Changi Rd	S$488,000	4-room	50 yrs	$540
Aug 2026	51 New Upp Changi Rd	S$462,000	4-room	50 yrs	$511
Aug 2026	52 New Upp Changi Rd	S$456,888	4-room	50 yrs	$505
Aug 2026	57 New Upp Changi Rd	S$430,000	3-room	58 yrs	$587

Median price per ft²

$1,670

95% CI $1,590–$1,720 · n = 183 strata caveats (12 months)

Median price

$1,560,000

n = 183 resale caveats (12 months)

How private prices are spread in Bedok South

p20 $1,250
p80 $1,950
95% CI $1,590–$1,720

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 $1,575,000	$1,670/ft²	n = 174
Semi-detachedmedian $5,800,000	priced on land	n = 76 caveats
Terracemedian $4,175,000	priced on land	n = 54 caveats

Buyers: Where does a price sit?

Placed on the published percentiles for 183 caveats in Bedok South (12 months).

Price

Floor area in ft²

S$1,560,000 for 933 ft² is around the 50th percentile of the 183 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$1,670 per square foot, over 183 caveats (12 months).

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

Floor area in ft²

S$1,560,000

middle 60% of caveats: S$1,170,000 to S$1,820,000 for that size · 183 caveats, 12 months

Private sales by project in Bedok South

4 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 South, last 12 months
	Tenure				New sale S$/ft²
Grandeur Park ResidencesBedok South Avenue 3	99 yrs lease commencing from 2016	36	$1,705,000	$2,030	no launch
The GladesBedok Rise	99 yrs lease commencing from 2013	37	$1,215,000	$1,730	no launch
EcoBedok South Avenue 3	99 yrs lease commencing from 2012	32	$951,388	$1,540	no launch
CasafinaBedok South Avenue 1	99 yrs lease commencing from 1996	16	$1,760,000	$1,260	no launch

Public (HDB) rents in Bedok South

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

Gross yield, 4-room

7.2%

on 58 years of lease remaining

Median rent, 4-room

$3,300/mo

from 169 approved rentals (12 months)

Median resale price, 4-room

$550,000

from 97 resales (12 months)

Rent by flat type

Approved HDB rentals in Bedok South 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	8.4%
4-room	$3,300/mo	7.2%
5-room	$3,800/mo	5.6%

Private rents in Bedok South

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

$3,600/mo

middle 50% $3,100–$4,300 · all sizes, 945 contracts (12 months)

Median resale price

$1,560,000

all sizes, 183 resale caveats (12 months)

URA’s own median rent per ft² here is $5.44 for 2026 Q2, from 5 projects.

Rent by unit size

Lease contracts lodged with URA in Bedok South 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	$3,000/mo	too few resales
40–50 m²	$2,975/mo	too few resales
50–60 m²	$3,200/mo	too few resales
60–70 m²	$3,700/mo	too few resales
70–80 m²	$3,900/mo	too few resales
80–90 m²	$4,500/mo	too few resales
90–100 m²	$4,600/mo	too few resales
100–110 m²	$4,250/mo	too few resales
110–120 m²	$4,350/mo	too few resales
120–130 m²	$4,900/mo	too few lettings and too few resales
130–140 m²	$5,500/mo	too few lettings and too few resales
140–150 m²	$5,250/mo	too few lettings and too few resales
150–160 m²	$5,150/mo	too few lettings and too few resales
160–170 m²	$5,100/mo	too few lettings and too few resales
170–180 m²	$6,300/mo	too few lettings and too few resales
180–190 m²	$5,000/mo	too few lettings and too few resales
190–200 m²	$6,200/mo	too few lettings and too few resales
200–210 m²	$5,800/mo	too few lettings and too few resales
210–220 m²	$5,900/mo	too few lettings and too few resales

925 of 945 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 South over the last 12 months.

Bedrooms	Median monthly rent	Transactions behind the figure
1 bedroom	$3,000/mo	n = 335
2 bedrooms	$3,700/mo	n = 330
3 bedrooms	$4,800/mo	n = 223
4 bedrooms	$6,500/mo	n = 28

916 of 945 contracts are in the rows above. 21 carry no bedroom count and 8 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 South", dataset 2026-08, https://indexprop.com/sg/property-prices/neighbourhood/bedok-south. 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-south">Property prices in Bedok South - 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.

The statistics behind this page are also served as JSON: /sg/data/neighbourhoods/bedok-south.json. Please cache it, and do not crawl it in a loop. Every rule behind these figures is on the methodology page.

Private property prices per square foot in Bedok South

Median price per ft²The middle resale price per square foot of 210 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 SouthEvery resale in Bedok South over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate. Sample: 210 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 South, 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 South

Median price per ft²

Median price

How private prices are spread in Bedok SouthEvery private resale caveat in Bedok South 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 South, 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 South

Public (HDB) rents in Bedok SouthHDB 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 SouthURA 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 South

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 South

By property type

Sellers: How much is my home worth?

Public (HDB) rents in Bedok South

Private rents in Bedok South

Rent by unit size

Rent by bedrooms

Nearby areas