The top transaction this month hit $1,052 psf on Bedok Sth Rd — 84% above the town median. One block, very different price point.
Transaction volume picked up in Bedok in July 2026, with 147 resale transactions compared to 100 in June. Month-on-month, the town median PSF softened 6.4% to $573 — giving buyers a softer entry point. The town sits below the regional median of $585 psf (-2.1%).
Verified as of 30 Aug 2026 · Latest resale data through Jul 2026 · Latest rental data through Jul 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 | $573 | — |
| East Region | $585 | +2.1% |
| Island Wide | $594 | +3.7% |
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 Sth Rd | 4 transactions | $1,013 |
| Bedok Sth Rd | 3 transactions | $980 |
| Bedok Sth Rd | 3 transactions | $545 |
| Bedok Nth Ave 3 | 3 transactions | $562 |
| Bedok Sth Rd | 3 transactions | $954 |
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 | 147 | $429,000 | $578,000 | $825,000 | $573 |
| 2-Room | 4 | $320,000 | $330,000 | $352,500 | $689 |
| 3-Room | 48 | $390,000 | $404,500 | $437,000 | $555 |
| 4-Room | 56 | $540,000 | $600,000 | $862,500 | $614 |
| 5-Room | 30 | $660,000 | $725,000 | $848,916 | $561 |
| Executive | 9 | $930,000 | $1,068,000 | $1,150,000 | $689 |
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.
July 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $573 median PSF represents a 6.4% dip against June's $612. Transaction count rose 47% from 100 to 147. If you're a buyer, this is a reasonable window to negotiate.
Bedok Sth Rd led with 4 transactions (3% of all town resale) at a median $1,013 psf — 77% above the town median. Bedok Sth Rd followed with 3 transactions.
4-Room flats led resale activity in July 2026, accounting for 56 of 147 transactions (38%) at a median $614 psf. That flat type's PSF moved 4.6% up month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 153C Bedok Sth Rd | 5-Room | 04 TO 06 | 1,216 | $1,280,000 | $1,052 | 94 years 10 months |
| 108 Lengkong Tiga | Executive | 07 TO 09 | 1,615 | $1,220,000 | $756 | 61 years 08 months |
| 154B Bedok Sth Rd | 4-Room | 16 TO 18 | 1,001 | $1,190,000 | $1,189 | 94 years 06 months |
| 716 Bedok Reservoir Rd | Executive | 10 TO 12 | 1,593 | $1,188,888 | $746 | 56 years 06 months |
| 167 Bedok Sth Ave 3 | Executive | 04 TO 06 | 1,572 | $1,150,000 | $732 | 58 years 10 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 154A Bedok Sth Rd | 2-Room | 07 TO 09 | 409 | $420,000 | $1,027 | 94 years 06 months |
| 113 Bedok Nth St 2 | 2-Room | 04 TO 06 | 474 | $330,000 | $697 | 51 years |
| 620 Bedok Reservoir Rd | 2-Room | 07 TO 09 | 484 | $330,000 | $681 | 59 years 02 months |
| 514 Bedok Nth Ave 2 | 2-Room | 07 TO 09 | 484 | $290,000 | $599 | 52 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 748A Bedok Reservoir Cres | 3-Room | 04 TO 06 | 710 | $652,500 | $918 | 87 years 02 months |
| 186B Bedok Nth St 4 | 3-Room | 04 TO 06 | 732 | $620,000 | $847 | 91 years 06 months |
| 807A Chai Chee Rd | 3-Room | 01 TO 03 | 732 | $568,000 | $776 | 89 years 05 months |
| 744 Bedok Reservoir Rd | 3-Room | 04 TO 06 | 883 | $505,000 | $572 | 59 years 01 month |
| 150 Bedok Reservoir Rd | 3-Room | 07 TO 09 | 678 | $475,000 | $700 | 61 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 154B Bedok Sth Rd | 4-Room | 16 TO 18 | 1,001 | $1,190,000 | $1,189 | 94 years 06 months |
| 153C Bedok Sth Rd | 4-Room | 13 TO 15 | 1,001 | $1,100,000 | $1,099 | 94 years 10 months |
| 153B Bedok Sth Rd | 4-Room | 07 TO 09 | 1,001 | $1,000,000 | $999 | 94 years 10 months |
| 154A Bedok Sth Rd | 4-Room | 13 TO 15 | 1,001 | $980,888 | $980 | 94 years 07 months |
| 153C Bedok Sth Rd | 4-Room | 10 TO 12 | 1,001 | $975,000 | $974 | 94 years 10 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 153C Bedok Sth Rd | 5-Room | 04 TO 06 | 1,216 | $1,280,000 | $1,052 | 94 years 10 months |
| 110 Lengkong Tiga | 5-Room | 04 TO 06 | 1,302 | $980,000 | $752 | 61 years 06 months |
| 140 Bedok Nth St 2 | 5-Room | 10 TO 12 | 1,292 | $958,888 | $742 | 70 years 11 months |
| 629 Bedok Reservoir Rd | 5-Room | 10 TO 12 | 1,496 | $945,000 | $632 | 65 years 11 months |
| 773 Bedok Reservoir View | 5-Room | 16 TO 18 | 1,259 | $875,000 | $695 | 73 years 06 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 108 Lengkong Tiga | Executive | 07 TO 09 | 1,615 | $1,220,000 | $756 | 61 years 08 months |
| 716 Bedok Reservoir Rd | Executive | 10 TO 12 | 1,593 | $1,188,888 | $746 | 56 years 06 months |
| 167 Bedok Sth Ave 3 | Executive | 04 TO 06 | 1,572 | $1,150,000 | $732 | 58 years 10 months |
| 10E Bedok Sth Ave 2 | Executive | 07 TO 09 | 1,550 | $1,138,000 | $734 | 65 years 11 months |
| 634 Bedok Reservoir Rd | Executive | 16 TO 18 | 1,550 | $1,068,000 | $689 | 65 years 10 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 $1,089 psf against $514 psf for the under-60 band, a 53% 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 | 1 | Too few resale transactions in the past 5 years to report a reliable figure (1 in the trailing 12 months). | |
| under-60 years | 2012-mo avg · 20 transactions | $325,000 | $676 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 3012-mo avg · 30 transactions | $641,000 | $876 |
| 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 | 1112-mo avg · 11 transactions | $456,000 | $665 |
| under-60 years | 44 | $401,944 | $553 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 16 | $944,000 | $939 |
| 80-89 years | 3112-mo avg · 31 transactions | $870,000 | $888 |
| 70-79 years | 6412-mo avg · 64 transactions | $751,500 | $686 |
| 60-69 years | 4312-mo avg · 43 transactions | $627,000 | $625 |
| under-60 years | 30 | $545,000 | $536 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 612-mo avg · 6 transactions | $1,325,000 | $1,089 |
| 80-89 years | 612-mo avg · 6 transactions | $1,060,000 | $921 |
| 70-79 years | 3612-mo avg · 36 transactions | $829,000 | $650 |
| 60-69 years | 7 | $853,888 | $633 |
| under-60 years | 18 | $682,500 | $514 |
| 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 | 5 | $1,068,000 | $689 |
| under-60 years | 2112-mo avg · 21 transactions | $990,000 | $613 |
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 softening (-4.2% MoM) on steady lease volume.
Top Streets — 2-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Nth Ave 2 | 1 | $2,500/mo |
| Bedok Nth Ave 4 | 1 | $1,400/mo |
| Bedok Nth St 2 | 1 | $2,200/mo |
Rents holding steady (+0.0% MoM) on steady lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Nth Rd | 3 | $2,700/mo |
| Bedok Nth St 1 | 3 | $2,850/mo |
| Chai Chee Rd | 3 | $3,000/mo |
Rents softening (-5.7% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Sth Ave 2 | 3 | $3,200/mo |
| Bedok Nth Rd | 2 | $3,300/mo |
| Bedok Reservoir Rd | 2 | $3,100/mo |
Rents softening (-10.0% MoM) on rising lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Nth St 2 | 2 | $3,525/mo |
| Bedok Sth Ave 3 | 2 | $3,500/mo |
| Lengkong Tiga | 2 | $4,550/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.
PSF softened 6.4% in July 2026 while transaction count held reasonably steady. Price softness without a volume collapse is sellers adjusting, not distress. For buyers, this is a window — softening PSF is the better entry setup. Don't wait for the market to confirm the bottom. That 53% 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.
Rental softening, -4.2% MoM — price with that in mind (5 leases last month). Currently +16.5% vs the region median.
Get a Free ValuationSoftening (-5.9% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (91 leases last month). Currently -5.2% vs the region median.
Get a Free ValuationRising (+4.6% MoM) — expect less room to negotiate on this flat type.
Rental softening, -5.7% MoM — price with that in mind (52 leases last month). Currently +4.9% vs the region median.
Get a Free ValuationSoftening (-14.7% MoM) — buyers may push back on this flat type.
Rental softening, -10.0% MoM — price with that in mind (29 leases last month). Currently -4.2% vs the region median.
Get a Free ValuationRising (+6.0% MoM) — expect less room to negotiate on this flat type.
69 leases over the trailing 12 months (12-mo avg · 69 leases) — this month's count is too thin for a MoM read. Currently +17.8% vs the region median.
Get a Free ValuationRents softening (-4.2% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Nth Ave 2 | 1 | $2,500/mo |
| Bedok Nth Ave 4 | 1 | $1,400/mo |
| Bedok Nth St 2 | 1 | $2,200/mo |
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 | $2,700/mo |
| Bedok Nth St 1 | 3 | $2,850/mo |
| Chai Chee Rd | 3 | $3,000/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-5.7% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Sth Ave 2 | 3 | $3,200/mo |
| Bedok Nth Rd | 2 | $3,300/mo |
| Bedok Reservoir Rd | 2 | $3,100/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-10.0% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Nth St 2 | 2 | $3,525/mo |
| Bedok Sth Ave 3 | 2 | $3,500/mo |
| Lengkong Tiga | 2 | $4,550/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 69 leases
Low/High = P25–P75 rent range this month.
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