Private property prices per square foot in Kembangan
Medium confidence95% CI $1,430–$1,550 per ft²n = 83 caveats
The median private resale price in Kembangan (Bedok, East Region) is S$1,490 per square foot (S$16,000 per square metre), from 83 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 +3.2% a year in cash terms, or +1.2% a year after inflation. HDB resale here runs S$567 per square foot from 153 resales, at a median 4-room price of S$740,000: a separate register, never combined with the private figures.
Map of 2 private developments in Kembangan 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 Kembangan
Median price per ft²
$567
n = 153 resales (12 months)
Median resale price
$570,000
median flat 980 ft²
Median lease remaining
57 yrs
of a 99-year lease
13 of 153 resales here crossed $1,000,000 in the last 12 months (8.5%).
How prices are spread in Kembangan
Distribution of S$/ft² for 153 resales in Kembangan over the last 12 months. They run from $452 to $871. The median is $567/ft² with a 95% CI of $546 to $596 and a middle 60% running $517 to $779. Every one of these sales is listed in the table below.
- p20 $517
- p80 $779
- 95% CI $546–$596
By flat type
Every HDB resale registered here in the last 12 months.
Price by remaining lease, 4-room
Kembangan, 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 $460,000 | $521/ft² | n = 9 |
| 50-59 yearsmedian $521,000 | $510/ft² | n = 38 |
| 60-69 yearsmedian $742,000 | $661/ft² | n = 18 |
| 80-89 yearsmedian $821,000 | $820/ft² | n = 15 |
| 90-99 yearsmedian $760,000 | $771/ft² | n = 41 |
Across these bands the rate falls 32% from $771/ft² at 90-99 years to $521 at <50, on 4-room flats in Kembangan.
Price by floor, 4-room
Kembangan, 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 | $648/ft² | n = 10 |
| Floors 4 to 6 | $516/ft² | n = 10 |
| Floors 7 to 9 | $610/ft² | n = 9 |
| Floors 10 to 12 | $818/ft² | n = 10 |
Buyers: Where does a price sit?
Ranked against 153 resales in Kembangan (12 months).
S$570,000 for 1,006 ft² is around the 50th percentile of the 153 resales recorded here.
Sellers: How much is my flat worth?
At the median of S$567 per square foot, over 153 resales (12 months).
A market figure for that size in Kembangan, not a valuation of your flat.
S$570,000
middle 60% of resales: S$520,000 to S$784,000 for that size · 153 resales, 12 months
Resales (last 12 months)
153 sales
| Address | Details | |||||
|---|---|---|---|---|---|---|
| Sep 2026 | 102 Lengkong Tiga | S$1,168,000 | 5-room | 62 yrs | $841 | |
| Sep 2026 | 111 Lengkong Tiga | S$1,150,000 | 5-room | 62 yrs | $855 | |
| Sep 2026 | 116 Lengkong Tiga | S$1,052,000 | 5-room | 62 yrs | $815 | |
| Sep 2026 | 114 Lengkong Tiga | S$948,888 | 5-room | 62 yrs | $678 | |
| Sep 2026 | 808c Chai Chee Rd | S$835,000 | 4-room | 89 yrs | $834 | |
| Sep 2026 | 808b Chai Chee Rd | S$825,000 | 4-room | 89 yrs | $824 | |
| Sep 2026 | 1 Chai Chee Rd | S$750,000 | 5-room | 56 yrs | $528 | |
| Sep 2026 | 808c Chai Chee Rd | S$620,000 | 3-room | 89 yrs | $847 | |
| Sep 2026 | 807c Chai Chee Rd | S$595,000 | 3-room | 89 yrs | $813 | |
| Sep 2026 | 55 Chai Chee Dr | S$525,000 | 4-room | 57 yrs | $465 | |
| Sep 2026 | 35 Chai Chee Ave | S$460,000 | 4-room | 47 yrs | $521 | |
| Sep 2026 | 35 Chai Chee Ave | S$430,000 | 4-room | 47 yrs | $487 | |
| Sep 2026 | 45 Chai Chee St | S$405,777 | 3-room | 53 yrs | $555 | |
| Sep 2026 | 36 Chai Chee Ave | S$385,000 | 3-room | 46 yrs | $550 | |
| Sep 2026 | 19 Chai Chee Rd | S$362,000 | 3-room | 45 yrs | $517 | |
| Sep 2026 | 32 Chai Chee Ave | S$360,000 | 3-room | 46 yrs | $515 | |
| Sep 2026 | 20 Chai Chee Rd | S$350,000 | 3-room | 45 yrs | $500 | |
| Sep 2026 | 44 Chai Chee St | S$348,000 | 3-room | 53 yrs | $476 | |
| Sep 2026 | 20 Chai Chee Rd | S$338,000 | 3-room | 45 yrs | $483 | |
| Aug 2026 | 29a Chai Chee Ave | S$1,218,000 | Executive | 69 yrs | $780 |
Private prices in Kembangan
Median price per ft²
$1,490
95% CI $1,430–$1,550 · n = 83 strata caveats (12 months)
Median price
$1,630,000
n = 83 resale caveats (12 months)
How private prices are spread in Kembangan
Distribution of S$/ft² across 83 private resale caveats in Kembangan over the last 12 months. They run from $924 to $1,920. The median is $1,490/ft² with a 95% interval of $1,430 to $1,550 and a middle 60% running $1,400 to $1,680.
- p20 $1,400
- p80 $1,680
- 95% CI $1,430–$1,550
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 $1,709,000 | $1,470/ft² | n = 60 |
| Semi-detachedmedian $6,220,000 | priced on land | n = 51 caveats |
| Terracemedian $4,956,000 | priced on land | n = 49 caveats |
| Apartmentmedian $1,250,000 | $1,560/ft² | n = 23 |
| Detachedmedian $8,000,000 | priced on land | n = 11 caveats |
Buyers: Where does a price sit?
Placed on the published percentiles for 83 caveats in Kembangan (12 months).
S$1,630,000 for 1,097 ft² is around the 49th percentile of the 83 caveats recorded here.
Sellers: How much is my home worth?
At the median of S$1,490 per square foot, over 83 caveats (12 months).
A market figure for that size in Kembangan, not a valuation of your flat.
S$1,630,000
middle 60% of caveats: S$1,540,000 to S$1,840,000 for that size · 83 caveats, 12 months
Private sales by project in Kembangan
2 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 Kembangan
Approved HDB rentals in the last 12 months, against resale prices for the same flat type.
Gross yield, 4-room
5.5%
on 63 years of lease remaining
Median rent, 4-room
$3,400/mo
from 49 approved rentals (12 months)
Median resale price, 4-room
$740,000
from 45 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 Kembangan 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 | 8.2% |
| 4-room | $3,400/mo | 5.5% |
| 5-room | $3,700/mo | 5.2% |
Private rents in Kembangan
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
$3,700/mo
middle 50% $3,100–$4,300 · all sizes, 628 contracts (12 months)
Median resale price
$1,630,000
all sizes, 83 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.
Rent by unit size
Lease contracts lodged with URA in Kembangan 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 | $2,525/mo | too few resales |
| 40–50 m² | $2,800/mo | too few resales |
| 50–60 m² | $3,000/mo | too few resales |
| 60–70 m² | $3,100/mo | too few resales |
| 70–80 m² | $3,500/mo | too few resales |
| 80–90 m² | $3,800/mo | too few resales |
| 90–100 m² | $4,200/mo | too few resales |
| 100–110 m² | $4,300/mo | too few resales |
| 110–120 m² | $4,500/mo | too few resales |
| 120–130 m² | $4,500/mo | too few resales |
| 140–150 m² | $4,500/mo | too few lettings and too few resales |
| 150–160 m² | $4,850/mo | too few lettings and too few resales |
| 170–180 m² | $6,300/mo | too few lettings and too few resales |
| 180–190 m² | $2,650/mo | too few lettings and too few resales |
595 of 628 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 Kembangan over the last 12 months.
| Bedrooms | Median monthly rent | Transactions behind the figure |
|---|---|---|
| 1 bedroom | $2,800/mo | n = 146 |
| 2 bedrooms | $3,600/mo | n = 218 |
| 3 bedrooms | $4,400/mo | n = 199 |
| 4 bedrooms | $5,250/mo | n = 32 |
595 of 628 contracts are in the rows above. 32 carry no bedroom count and 1 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 Kembangan (16 links)
Elsewhere in Bedok
Head to head
Ranked here
Further reading
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
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Plain text
IndexProp SG, "Property prices in Kembangan", dataset 2026-09, https://indexprop.com/sg/property-prices/neighbourhood/kembangan. 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/kembangan">Property prices in Kembangan - 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.
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