The top transaction this month hit $1,192 psf on Bedok Sth Rd — 103% above the town median. One block, very different price point.
Volume held broadly steady in Bedok in August 2026, with 152 resale transactions compared to 147 in July. Month-on-month, the town median PSF edged up 2.7% to $588 — a constructive signal for sellers. The town sits below the regional median of $608 psf (-3.2%).
Verified as of 22 Sep 2026 · Latest resale data through Aug 2026 · Latest rental data through Aug 2026
Bedok median PSF by flat type (2/3/4/5-Room + Executive), last 3 months. Source: HDB Resale Transactions, data.gov.sg.
| Scope | Median PSF | vs Bedok |
|---|---|---|
| Bedok | $588 | — |
| East Region | $608 | +3.3% |
| Island Wide | $601 | +2.1% |
Bedok ranks #2 of 3 East region towns by median resale PSF this month. Source: HDB Resale Transactions, data.gov.sg.
Top Streets by Volume
| Street | Transactions | Median PSF |
|---|---|---|
| Bedok Nth Rd | 3 transactions | $564 |
| Bedok Nth Rd | 3 transactions | $564 |
| New Upp Changi Rd | 3 transactions | $511 |
| Bedok Nth Rd | 3 transactions | $818 |
| Chai Chee Rd | 3 transactions | $820 |
Top 5 streets by resale transaction count this month. Source: HDB Resale Transactions, data.gov.sg.
Price Bands by Flat Type
| Flat Type | n | Low (P25) | Median | High (P75) | Median PSF |
|---|---|---|---|---|---|
| Overall | 152 | $428,750 | $585,000 | $815,000 | $588 |
| 2-Room | 2 | $306,916 | $312,944 | $318,972 | $646 |
| 3-Room | 52 | $380,000 | $400,000 | $435,000 | $557 |
| 4-Room | 68 | $543,750 | $722,500 | $836,666 | $657 |
| 5-Room | 25 | $680,000 | $770,000 | $860,000 | $598 |
| Executive | 5 | $1,029,000 | $1,058,888 | $1,075,000 | $674 |
Low/High = P25–P75 (APPROX_QUANTILES)
P25 (Low): 25% of flats sold below this price.
P50 (Median): The exact middle market price.
P75 (High): 75% of flats sold below this price.
August 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $588 median PSF represents a 2.7% gain against July's $573. Transaction count rose 3% from 147 to 152. If you're a seller, this month's data supports holding asking price.
Bedok Nth Rd led with 3 transactions (2% of all town resale) at a median $564 psf — near the town median. Bedok Nth Rd followed with 3 transactions.
4-Room flats led resale activity in August 2026, accounting for 68 of 152 transactions (45%) at a median $657 psf. That flat type's PSF moved 7.0% up month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 153B Bedok Sth Rd | 5-Room | 16 TO 18 | 1,216 | $1,450,000 | $1,192 | 94 years 08 months |
| 29A Chai Chee Ave | Executive | 13 TO 15 | 1,561 | $1,218,000 | $780 | 69 years 03 months |
| 222A Bedok Nth Dr | 4-Room | 10 TO 12 | 1,001 | $1,200,000 | $1,199 | 94 years 11 months |
| 747C Bedok Reservoir Cres | 5-Room | 07 TO 09 | 1,130 | $1,200,000 | $1,062 | 86 years 11 months |
| 154B Bedok Sth Rd | 4-Room | 10 TO 12 | 1,001 | $1,188,000 | $1,187 | 94 years 05 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 618 Bedok Reservoir Rd | 2-Room | 01 TO 03 | 484 | $325,000 | $671 | 58 years 08 months |
| 620 Bedok Reservoir Rd | 2-Room | 10 TO 12 | 484 | $300,888 | $621 | 59 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 547A Bedok Nth Ave 1 | 3-Room | 16 TO 18 | 732 | $675,000 | $922 | 93 years 11 months |
| 188C Bedok Nth St 4 | 3-Room | 04 TO 06 | 732 | $610,000 | $833 | 92 years 05 months |
| 547B Bedok Nth Ave 1 | 3-Room | 04 TO 06 | 732 | $605,000 | $827 | 93 years 11 months |
| 547A Bedok Nth Ave 1 | 3-Room | 01 TO 03 | 732 | $600,000 | $820 | 94 years |
| 420 Bedok Nth St 1 | 3-Room | 07 TO 09 | 883 | $513,000 | $581 | 51 years 06 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 222A Bedok Nth Dr | 4-Room | 10 TO 12 | 1,001 | $1,200,000 | $1,199 | 94 years 11 months |
| 154B Bedok Sth Rd | 4-Room | 10 TO 12 | 1,001 | $1,188,000 | $1,187 | 94 years 05 months |
| 153A Bedok Sth Rd | 4-Room | 13 TO 15 | 1,001 | $1,180,000 | $1,179 | 94 years 08 months |
| 154A Bedok Sth Rd | 4-Room | 16 TO 18 | 1,001 | $1,080,000 | $1,079 | 94 years 06 months |
| 154B Bedok Sth Rd | 4-Room | 13 TO 15 | 1,001 | $1,020,000 | $1,019 | 94 years 06 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 153B Bedok Sth Rd | 5-Room | 16 TO 18 | 1,216 | $1,450,000 | $1,192 | 94 years 08 months |
| 747C Bedok Reservoir Cres | 5-Room | 07 TO 09 | 1,130 | $1,200,000 | $1,062 | 86 years 11 months |
| 114 Lengkong Tiga | 5-Room | 10 TO 12 | 1,292 | $1,090,000 | $844 | 61 years 06 months |
| 807C Chai Chee Rd | 5-Room | 04 TO 06 | 1,216 | $990,000 | $814 | 89 years 04 months |
| 765 Bedok Reservoir View | 5-Room | 16 TO 18 | 1,238 | $881,888 | $712 | 73 years 05 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 29A Chai Chee Ave | Executive | 13 TO 15 | 1,561 | $1,218,000 | $780 | 69 years 03 months |
| 634 Bedok Reservoir Rd | Executive | 16 TO 18 | 1,561 | $1,075,000 | $689 | 65 years 10 months |
| 160 Bedok Sth Ave 3 | Executive | 04 TO 06 | 1,572 | $1,058,888 | $674 | 58 years 09 months |
| 629 Bedok Reservoir Rd | Executive | 04 TO 06 | 1,862 | $1,029,000 | $553 | 65 years 10 months |
| 716 Bedok Reservoir Rd | Executive | 04 TO 06 | 1,593 | $965,000 | $606 | 56 years 06 months |
Top 5 resale transactions by price. Source: HDB Resale Transactions, data.gov.sg.
Lease Decay Comparison
Median PSF by remaining lease band, blended across 2/3/4/5-Room and Executive flats. Detail by flat type below. Source: HDB Resale Transactions, data.gov.sg.
5-Room flats in Bedok show a real lease-decay gap — units with 90+ years remaining trade at $1,126 psf against $522 psf for the under-60 band, a 54% spread. That's the clearest single number in this report for anyone deciding how much a shorter lease should actually discount a flat.
Unit Type Breakdown
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 2 | Last transacted: Jul 2026 · $1,027 psf | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 1812-mo avg · 18 transactions | $325,000 | $671 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 3212-mo avg · 32 transactions | $636,500 | $870 |
| 80-89 years | 1512-mo avg · 15 transactions | $653,000 | $905 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 1212-mo avg · 12 transactions | $455,000 | $664 |
| under-60 years | 47 | $400,000 | $555 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 15 | $963,888 | $953 |
| 80-89 years | 8 | $828,500 | $828 |
| 70-79 years | 13 | $800,000 | $750 |
| 60-69 years | 4212-mo avg · 42 transactions | $672,500 | $622 |
| under-60 years | 28 | $518,694 | $536 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 712-mo avg · 7 transactions | $1,370,000 | $1,126 |
| 80-89 years | 612-mo avg · 6 transactions | $1,060,000 | $938 |
| 70-79 years | 6 | $822,500 | $664 |
| 60-69 years | 4312-mo avg · 43 transactions | $880,000 | $639 |
| under-60 years | 14 | $684,000 | $522 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 2 | Too few resale transactions in the past 5 years to report a reliable figure (2 in the trailing 12 months). | |
| 60-69 years | 3212-mo avg · 32 transactions | $1,024,500 | $658 |
| under-60 years | 2112-mo avg · 21 transactions | $990,000 | $621 |
Lease Bands: Remaining years on the lease. Low Volumes: If under 5 sales, data expands.
Fallback 1: Uses 12-month average (flagged). Fallback 2: Uses 5-year transaction history.
Data Source: HDB Resale Transactions, data.gov.sg.
Rents holding steady (+0.0% MoM) on steady lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Nth Rd | 3 | $2,750/mo |
| New Upp Changi Rd | 3 | $2,600/mo |
| Bedok Nth Ave 1 | 2 | $2,675/mo |
Rents holding steady (+0.0% MoM) on rising lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Sth Ave 3 | 4 | $3,500/mo |
| Bedok Nth Ave 3 | 2 | $3,750/mo |
| Bedok Nth Ave 4 | 2 | $2,250/mo |
Rents firming (+5.6% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Ctrl | 1 | $4,300/mo |
| Bedok Nth Ave 2 | 1 | $4,000/mo |
| Bedok Nth Rd | 1 | $3,800/mo |
Rents firming (+13.9% MoM) on rising lease volume.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Reservoir Rd | 1 | $3,200/mo |
| Bedok Sth Ave 2 | 1 | $3,800/mo |
| Bedok Sth Ave 2 | 1 | $5,000/mo |
HDB leases lodged with HDB / data.gov.sg. Excludes private residential. No vacancy_supply table equivalent exists for HDB — lease-volume MoM is used here as the vacancy proxy signal. Source: HDB Rental Transactions, data.gov.sg.
A 2.7% PSF uptick at steady volume is a constructive signal — prices moving on genuine activity, not a thin-month statistical blip. Sellers have some pricing power. Sellers can hold asking prices with reasonable confidence. Buyers chasing specific blocks should price in less negotiating room this month. That 54% 5-Room lease-decay spread between the 90+ and under-60 bands is the number to anchor any negotiation on a shorter-lease unit here — don't let a seller price a thinning lease like a fresh one.
Flat — no clear month-on-month PSF signal yet for this flat type.
31 leases over the trailing 12 months (12-mo avg · 31 leases) — this month's count is too thin for a MoM read. Currently +11.2% vs the region median.
Get a Free ValuationFlat (+0.5% MoM) — anchor to recent comparables.
Rental steady, +0.0% MoM (83 leases last month). Currently -8.4% vs the region median.
Get a Free ValuationRising (+7.0% MoM) — expect less room to negotiate on this flat type.
Rental steady, +0.0% MoM (66 leases last month). Currently +8.0% vs the region median.
Get a Free ValuationRising (+6.6% MoM) — expect less room to negotiate on this flat type.
Rental strong, +5.6% MoM — supports pricing (19 leases last month). Currently -1.7% vs the region median.
Get a Free ValuationSoftening (-2.2% MoM) — buyers may push back on this flat type.
Rental strong, +13.9% MoM — supports pricing (7 leases last month). Currently +10.8% vs the region median.
Get a Free Valuation12-mo avg · 31 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Nth Rd | 3 | $2,750/mo |
| New Upp Changi Rd | 3 | $2,600/mo |
| Bedok Nth Ave 1 | 2 | $2,675/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Sth Ave 3 | 4 | $3,500/mo |
| Bedok Nth Ave 3 | 2 | $3,750/mo |
| Bedok Nth Ave 4 | 2 | $2,250/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+5.6% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Ctrl | 1 | $4,300/mo |
| Bedok Nth Ave 2 | 1 | $4,000/mo |
| Bedok Nth Rd | 1 | $3,800/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+13.9% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Reservoir Rd | 1 | $3,200/mo |
| Bedok Sth Ave 2 | 1 | $3,800/mo |
| Bedok Sth Ave 2 | 1 | $5,000/mo |
Low/High = P25–P75 rent range this month.
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