The top transaction this month hit $1,151 psf on Bedok Sth Rd — 98% above the town median. One block, very different price point.
Transaction volume picked up in Bedok in May 2026, with 107 resale transactions compared to 101 in April. Month-on-month, the town median PSF held near $582 — a balanced market with no strong directional pressure. The town sits below the regional median of $595 psf (-2.1%).
Verified as of 2 Aug 2026 · Latest resale data through May 2026 · Latest rental data through Jun 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 | $582 | — |
| East Region | $595 | +2.2% |
| Island Wide | $602 | +3.4% |
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 |
|---|---|---|
| Chai Chee St | 3 transactions | $511 |
| Bedok Nth Rd | 3 transactions | $517 |
| Bedok Sth Ave 2 | 3 transactions | $490 |
| Bedok Sth Rd | 3 transactions | $939 |
| Bedok Sth Rd | 3 transactions | $1,087 |
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 | 107 | $410,000 | $565,000 | $786,944 | $582 |
| 2-Room | 2 | $328,750 | $332,500 | $336,250 | $694 |
| 3-Room | 41 | $375,000 | $390,000 | $438,000 | $546 |
| 4-Room | 40 | $525,000 | $669,000 | $902,500 | $627 |
| 5-Room | 18 | $696,250 | $779,500 | $1,017,000 | $604 |
| Executive | 6 | $949,750 | $1,021,500 | $1,080,500 | $661 |
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.
May 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $582 median PSF represents a 0.1% gain against April's $582. Transaction count rose 6% from 101 to 107. If you're a seller, this month's data supports holding asking price.
Chai Chee St led with 3 transactions (3% of all town resale) at a median $511 psf — 12% below the town median. Bedok Nth Rd followed with 3 transactions.
3-Room flats led resale activity in May 2026, accounting for 41 of 107 transactions (38%) at a median $546 psf. That flat type's PSF moved 3.4% down 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 | $1,400,000 | $1,151 | 95 years |
| 153C Bedok Sth Rd | 5-Room | 04 TO 06 | 1,216 | $1,380,000 | $1,135 | 94 years 11 months |
| 108 Lengkong Tiga | Executive | 04 TO 06 | 1,658 | $1,200,000 | $724 | 61 years 09 months |
| 103 Lengkong Tiga | 5-Room | 13 TO 15 | 1,399 | $1,168,000 | $835 | 61 years 08 months |
| 154B Bedok Sth Rd | 4-Room | 13 TO 15 | 1,001 | $1,150,000 | $1,149 | 94 years 08 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 535 Bedok Nth St 3 | 2-Room | 13 TO 15 | 484 | $340,000 | $702 | 58 years 09 months |
| 113 Bedok Nth St 2 | 2-Room | 04 TO 06 | 474 | $325,000 | $686 | 51 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 547A Bedok Nth Ave 1 | 3-Room | 07 TO 09 | 732 | $635,000 | $868 | 94 years 02 months |
| 547B Bedok Nth Ave 1 | 3-Room | 04 TO 06 | 732 | $623,000 | $851 | 94 years 02 months |
| 547B Bedok Nth Ave 1 | 3-Room | 04 TO 06 | 732 | $620,000 | $847 | 94 years 03 months |
| 201 Bedok Nth St 1 | 3-Room | 07 TO 09 | 947 | $589,000 | $622 | 52 years 03 months |
| 33 Bedok Sth Ave 2 | 3-Room | 10 TO 12 | 947 | $513,000 | $542 | 50 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 154B Bedok Sth Rd | 4-Room | 13 TO 15 | 1,001 | $1,150,000 | $1,149 | 94 years 08 months |
| 154A Bedok Sth Rd | 4-Room | 13 TO 15 | 1,001 | $1,090,000 | $1,089 | 94 years 08 months |
| 153B Bedok Sth Rd | 4-Room | 13 TO 15 | 1,001 | $1,088,000 | $1,087 | 95 years |
| 154B Bedok Sth Rd | 4-Room | 13 TO 15 | 1,001 | $1,058,000 | $1,057 | 94 years 09 months |
| 153C Bedok Sth Rd | 4-Room | 10 TO 12 | 1,001 | $980,000 | $979 | 94 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 153B Bedok Sth Rd | 5-Room | 16 TO 18 | 1,216 | $1,400,000 | $1,151 | 95 years |
| 153C Bedok Sth Rd | 5-Room | 04 TO 06 | 1,216 | $1,380,000 | $1,135 | 94 years 11 months |
| 103 Lengkong Tiga | 5-Room | 13 TO 15 | 1,399 | $1,168,000 | $835 | 61 years 08 months |
| 748B Bedok Reservoir Cres | 5-Room | 01 TO 03 | 1,130 | $1,060,000 | $938 | 87 years 04 months |
| 747B Bedok Reservoir Cres | 5-Room | 07 TO 09 | 1,130 | $1,060,000 | $938 | 87 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 108 Lengkong Tiga | Executive | 04 TO 06 | 1,658 | $1,200,000 | $724 | 61 years 09 months |
| 29A Chai Chee Ave | Executive | 07 TO 09 | 1,572 | $1,088,000 | $692 | 69 years 06 months |
| 634 Bedok Reservoir Rd | Executive | 04 TO 06 | 1,539 | $1,058,000 | $687 | 65 years 11 months |
| 640 Bedok Reservoir Rd | Executive | 07 TO 09 | 1,550 | $985,000 | $635 | 66 years 08 months |
| 145 Bedok Reservoir Rd | Executive | 04 TO 06 | 1,539 | $938,000 | $609 | 59 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.
4-Room flats in Bedok show a real lease-decay gap — units with 90+ years remaining trade at $973 psf against $521 psf for the under-60 band, a 46% 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 | 1712-mo avg · 17 transactions | $325,000 | $681 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 3612-mo avg · 36 transactions | $651,000 | $888 |
| 80-89 years | 1112-mo avg · 11 transactions | $665,000 | $922 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 1112-mo avg · 11 transactions | $450,888 | $664 |
| under-60 years | 38 | $390,000 | $544 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 10 | $974,000 | $973 |
| 80-89 years | 2912-mo avg · 29 transactions | $876,000 | $899 |
| 70-79 years | 6 | $772,500 | $704 |
| 60-69 years | 4412-mo avg · 44 transactions | $620,000 | $628 |
| under-60 years | 19 | $510,000 | $521 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 3 | Last transacted: May 2026 · $1,151 psf | |
| 80-89 years | 612-mo avg · 6 transactions | $1,060,000 | $921 |
| 70-79 years | 3812-mo avg · 38 transactions | $826,500 | $632 |
| 60-69 years | 3612-mo avg · 36 transactions | $880,000 | $637 |
| under-60 years | 8 | $688,500 | $524 |
| 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 | 4 | Too few resale transactions in the past 5 years to report a reliable figure (4 in the trailing 12 months). | |
| 60-69 years | 2812-mo avg · 28 transactions | $986,500 | $638 |
| under-60 years | 2012-mo avg · 20 transactions | $985,000 | $611 |
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 firming (+100.0% MoM) on rising lease volume.
Top Streets — 2-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Nth St 2 | 1 | $2,000/mo |
| Bedok Nth St 2 | 1 | $1,500/mo |
| Bedok Nth St 3 | 1 | $2,400/mo |
Rents holding steady (+1.8% MoM) on steady lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Nth Rd | 4 | $2,675/mo |
| Bedok Reservoir Rd | 3 | $2,800/mo |
| Bedok Sth Ave 1 | 3 | $2,800/mo |
Rents firming (+2.9% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Nth Rd | 2 | $3,250/mo |
| Bedok Reservoir Rd | 2 | $2,650/mo |
| Bedok Reservoir Rd | 2 | $2,975/mo |
Rents firming (+14.3% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Ctrl | 2 | $4,100/mo |
| Jln Tenaga | 2 | $4,200/mo |
| Bedok Nth Ave 3 | 1 | $3,000/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.
Bedok held its pricing in May 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. Anchor to recent comparables on both sides. Sentiment isn't driving this market right now — data is. That 46% 4-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 strong, +100.0% MoM — supports pricing (5 leases last month). Currently +14.5% vs the region median.
Get a Free ValuationSoftening (-3.4% MoM) — buyers may push back on this flat type.
Rental steady, +1.8% MoM (93 leases last month). Currently -8.2% vs the region median.
Get a Free ValuationRising (+7.1% MoM) — expect less room to negotiate on this flat type.
Rental strong, +2.9% MoM — supports pricing (48 leases last month). Currently +5.3% vs the region median.
Get a Free ValuationRising (+4.6% MoM) — expect less room to negotiate on this flat type.
Rental strong, +14.3% MoM — supports pricing (23 leases last month). Currently +1.6% vs the region median.
Get a Free ValuationFlat (-1.2% MoM) — anchor to recent comparables.
70 leases over the trailing 12 months (12-mo avg · 70 leases) — this month's count is too thin for a MoM read. Currently +11.2% vs the region median.
Get a Free ValuationRents firming (+100.0% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Nth St 2 | 1 | $2,000/mo |
| Bedok Nth St 2 | 1 | $1,500/mo |
| Bedok Nth St 3 | 1 | $2,400/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+1.8% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Nth Rd | 4 | $2,675/mo |
| Bedok Reservoir Rd | 3 | $2,800/mo |
| Bedok Sth Ave 1 | 3 | $2,800/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+2.9% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Nth Rd | 2 | $3,250/mo |
| Bedok Reservoir Rd | 2 | $2,650/mo |
| Bedok Reservoir Rd | 2 | $2,975/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+14.3% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Bedok Ctrl | 2 | $4,100/mo |
| Jln Tenaga | 2 | $4,200/mo |
| Bedok Nth Ave 3 | 1 | $3,000/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 70 leases
Low/High = P25–P75 rent range this month.
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