The top transaction this month hit $1,126 psf on Bedok Sth Rd — 84% above the town median. One block, very different price point.
Volume eased slightly in Bedok in June 2026, with 102 resale transactions compared to 107 in May. Month-on-month, the town median PSF edged up 5.1% to $612 — a constructive signal for sellers. The town sits above the regional median of $595 psf (+2.8%).
Verified as of 3 Aug 2026 · Latest resale data through Jun 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 | $612 | — |
| East Region | $595 | -2.7% |
| Island Wide | $601 | -1.8% |
Bedok ranks #1 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 | 3 transactions | $1,126 |
| Bedok Reservoir Rd | 2 transactions | $665 |
| Bedok Reservoir Rd | 2 transactions | $602 |
| New Upp Changi Rd | 2 transactions | $603 |
| Chai Chee Ave | 2 transactions | $532 |
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 | 102 | $418,000 | $512,500 | $751,250 | $612 |
| 2-Room | 3 | $305,000 | $310,000 | $331,500 | $640 |
| 3-Room | 46 | $392,000 | $421,500 | $466,416 | $586 |
| 4-Room | 40 | $513,750 | $580,000 | $792,500 | $586 |
| 5-Room | 9 | $870,000 | $925,000 | $1,000,000 | $657 |
| Executive | 4 | $963,000 | $1,015,000 | $1,095,000 | $650 |
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.
June 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $612 median PSF represents a 5.1% gain against May's $582. Transaction count fell 5% from 107 to 102. If you're a seller, this month's data supports holding asking price.
Bedok Sth Rd led with 3 transactions (3% of all town resale) at a median $1,126 psf — 84% above the town median. Bedok Reservoir Rd followed with 2 transactions.
3-Room flats led resale activity in June 2026, accounting for 46 of 102 transactions (45%) at a median $586 psf. That flat type's PSF moved 7.2% up month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 153C Bedok Sth Rd | 5-Room | 07 TO 09 | 1,216 | $1,370,000 | $1,126 | 94 years 10 months |
| 10B Bedok Sth Ave 2 | Executive | 19 TO 21 | 1,561 | $1,200,000 | $769 | 68 years 06 months |
| 154B Bedok Sth Rd | 4-Room | 13 TO 15 | 1,001 | $1,138,888 | $1,138 | 94 years 07 months |
| 153C Bedok Sth Rd | 4-Room | 16 TO 18 | 1,001 | $1,128,888 | $1,128 | 94 years 11 months |
| 187A Bedok Nth St 4 | 5-Room | 16 TO 18 | 1,216 | $1,110,000 | $913 | 91 years 07 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 617 Bedok Reservoir Rd | 2-Room | 04 TO 06 | 484 | $353,000 | $729 | 58 years 09 months |
| 101 Bedok Nth Ave 4 | 2-Room | 07 TO 09 | 484 | $310,000 | $640 | 51 years 01 month |
| 106 Bedok Nth Ave 4 | 2-Room | 07 TO 09 | 484 | $300,000 | $619 | 51 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 748B Bedok Reservoir Cres | 3-Room | 04 TO 06 | 721 | $653,000 | $905 | 87 years 03 months |
| 547B Bedok Nth Ave 1 | 3-Room | 07 TO 09 | 732 | $650,000 | $888 | 94 years 02 months |
| 547A Bedok Nth Ave 1 | 3-Room | 13 TO 15 | 732 | $640,000 | $874 | 94 years 02 months |
| 188C Bedok Nth St 4 | 3-Room | 10 TO 12 | 732 | $620,000 | $847 | 92 years 08 months |
| 808C Chai Chee Rd | 3-Room | 04 TO 06 | 732 | $620,000 | $847 | 89 years 06 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 154B Bedok Sth Rd | 4-Room | 13 TO 15 | 1,001 | $1,138,888 | $1,138 | 94 years 07 months |
| 153C Bedok Sth Rd | 4-Room | 16 TO 18 | 1,001 | $1,128,888 | $1,128 | 94 years 11 months |
| 154A Bedok Sth Rd | 4-Room | 13 TO 15 | 1,001 | $1,075,000 | $1,074 | 94 years 08 months |
| 153C Bedok Sth Rd | 4-Room | 16 TO 18 | 1,001 | $1,000,000 | $999 | 94 years 10 months |
| 748A Bedok Reservoir Cres | 4-Room | 13 TO 15 | 936 | $972,888 | $1,039 | 87 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 153C Bedok Sth Rd | 5-Room | 07 TO 09 | 1,216 | $1,370,000 | $1,126 | 94 years 10 months |
| 187A Bedok Nth St 4 | 5-Room | 16 TO 18 | 1,216 | $1,110,000 | $913 | 91 years 07 months |
| 102 Lengkong Tiga | 5-Room | 07 TO 09 | 1,302 | $1,000,000 | $768 | 62 years 01 month |
| 723 Bedok Reservoir Rd | 5-Room | 10 TO 12 | 1,496 | $960,000 | $642 | 57 years 03 months |
| 717 Bedok Reservoir Rd | 5-Room | 10 TO 12 | 1,507 | $925,000 | $614 | 56 years 07 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 10B Bedok Sth Ave 2 | Executive | 19 TO 21 | 1,561 | $1,200,000 | $769 | 68 years 06 months |
| 665 Jln Damai | Executive | 04 TO 06 | 1,572 | $1,060,000 | $674 | 69 years 04 months |
| 642 Bedok Reservoir Rd | Executive | 07 TO 09 | 1,550 | $970,000 | $626 | 66 years 07 months |
| 716 Bedok Reservoir Rd | Executive | 01 TO 03 | 1,539 | $942,000 | $612 | 56 years 08 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 $536 psf for the under-60 band, a 52% 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 | 1 | Last transacted: Mar 2026 · $1,015 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 | 1812-mo avg · 18 transactions | $325,000 | $676 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 3412-mo avg · 34 transactions | $650,000 | $877 |
| 80-89 years | 1412-mo avg · 14 transactions | $656,500 | $908 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 1112-mo avg · 11 transactions | $454,000 | $665 |
| under-60 years | 36 | $409,500 | $567 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 6 | $1,037,500 | $1,036 |
| 80-89 years | 5 | $898,000 | $959 |
| 70-79 years | 7012-mo avg · 70 transactions | $737,500 | $682 |
| 60-69 years | 4312-mo avg · 43 transactions | $620,000 | $625 |
| under-60 years | 21 | $515,000 | $523 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 512-mo avg · 5 transactions | $1,370,000 | $1,126 |
| 80-89 years | 612-mo avg · 6 transactions | $1,060,000 | $921 |
| 70-79 years | 3712-mo avg · 37 transactions | $825,000 | $633 |
| 60-69 years | 3712-mo avg · 37 transactions | $885,000 | $643 |
| under-60 years | 8712-mo avg · 87 transactions | $710,000 | $536 |
| 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 | 3 | Too few resale transactions in the past 5 years to report a reliable figure (3 in the trailing 12 months). | |
| 60-69 years | 2812-mo avg · 28 transactions | $994,000 | $641 |
| under-60 years | 1912-mo avg · 19 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 | $3,550/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.
A 5.1% 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 52% 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 +14.5% vs the region median.
Get a Free ValuationRising (+7.2% MoM) — expect less room to negotiate on this flat type.
Rental steady, +0.0% MoM (91 leases last month). Currently -1.6% vs the region median.
Get a Free ValuationSoftening (-6.5% MoM) — buyers may push back on this flat type.
Rental softening, -5.7% MoM — price with that in mind (52 leases last month). Currently -1.6% vs the region median.
Get a Free ValuationRising (+8.7% MoM) — expect less room to negotiate on this flat type.
Rental softening, -10.0% MoM — price with that in mind (29 leases last month). Currently +10.4% vs the region median.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this flat type.
68 leases over the trailing 12 months (12-mo avg · 68 leases) — this month's count is too thin for a MoM read. Currently +6.8% 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 | $3,550/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 · 68 leases
Low/High = P25–P75 rent range this month.
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