Blk 10B Bedok Sth Ave 2
BEDOK STH AVE 2 · BEDOK · Singapore 461010 · D16
Median PSF · 12m
S$712
Median price · 12m
S$1.08M
Latest sale
S$1.20M
Jun 2026
1-year change
—
Sales · 12m
3
39 all time
Gross yield
5.03%
2 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +34.9%
- Annualised
- +14.2%
- Transactions
- 12
- 1 year
- —
- 3 years p.a.
- -0.5%
- 5 years p.a.
- +4.0%
- Median size
- 1,539 sqft
Against the neighbourhood
How it compares within D16
Bedok, Upper East Coast, Eastwood, Kew Drive. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 10B Bedok Sth Ave 2 | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$712 | S$571 | +24.7% |
| Median price | S$1.08M | S$538K | +100.7% |
| Gross rental yield | 5.03% | 7.10% | -2.1 pts |
| 1-year price change | — | -1.6% | — |
This development trades about 25% above the D16 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$4,525
Contracts · 12m
2
Implied annual rent
S$54K
Gross yield
5.03%
| Unit type | Contracts | Median rent |
|---|---|---|
| EXECUTIVE | 2 | S$4,525 |
Investment analysis
Investment score 24 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
24/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%65
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%62
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%17
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok MRT at 770 m.
- Rental yieldweight 20%13
Gross yield against every other development in its segment.
- Valuationweight 22%8
How its median price per square foot compares with its own district.
- Price momentumweight 18%8
Three-year annualised change in median PSF, or one year where three is unavailable.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Bedok MRT770 m
- Tanah Merah MRT1.2 km
- Bayshore MRT1.2 km
- Tanah Merah Interchange MRT1.3 km
Schools within 2 km
- Bedok Green Primary Schoolprimary220 m
- Bedok View Secondary Schoolsecondary (s1-s5)870 m
- Fengshan Primary Schoolprimary1.0 km
- Anglican High Schoolsecondary (s1-s4)1.1 km
- Temasek Primary Schoolprimary1.2 km
- Red Swastika Schoolprimary1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.2 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | EXECUTIVE | S$1,200,000 | 1,561 sqft | S$769 | 19 TO 21 | 68 yr 6 mo |
| Apr 2026 | EXECUTIVE | S$1,080,000 | 1,518 sqft | S$712 | 07 TO 09 | 68 yr 9 mo |
| Dec 2025 | EXECUTIVE | S$1,000,000 | 1,561 sqft | S$641 | 04 TO 06 | 69 yr 1 mo |
| May 2024 | EXECUTIVE | S$980,000 | 1,518 sqft | S$646 | 04 TO 06 | 70 yr 8 mo |
| Apr 2024 | EXECUTIVE | S$1,180,888 | 1,539 sqft | S$767 | 10 TO 12 | 70 yr 9 mo |
| Mar 2024 | EXECUTIVE | S$1,150,000 | 1,539 sqft | S$747 | 10 TO 12 | 70 yr 10 mo |
| May 2023 | EXECUTIVE | S$1,110,888 | 1,539 sqft | S$722 | 16 TO 18 | 71 yr 8 mo |
| Mar 2022 | EXECUTIVE | S$950,000 | 1,539 sqft | S$617 | 04 TO 06 | 72 yr 10 mo |
| Nov 2021 | EXECUTIVE | S$888,000 | 1,561 sqft | S$569 | 13 TO 15 | 73 yr 2 mo |
| Jul 2021 | EXECUTIVE | S$915,000 | 1,539 sqft | S$594 | 13 TO 15 | 73 yr 5 mo |
| Jun 2021 | EXECUTIVE | S$900,000 | 1,539 sqft | S$585 | 04 TO 06 | 73 yr 7 mo |
| May 2021 | EXECUTIVE | S$800,000 | 1,561 sqft | S$513 | 04 TO 06 | 73 yr 8 mo |
| Nov 2019 | EXECUTIVE | S$779,000 | 1,561 sqft | S$499 | 01 TO 03 | 75 yr 1 mo |
| Nov 2018 | EXECUTIVE | S$800,000 | 1,518 sqft | S$527 | 07 TO 09 | 76 yr 1 mo |
| Jun 2017 | EXECUTIVE | S$740,000 | 1,518 sqft | S$488 | 01 TO 03 | 77 yr 6 mo |
| Feb 2017 | EXECUTIVE | S$800,000 | 1,518 sqft | S$527 | 07 TO 09 | 77 yr 10 mo |
| Jul 2010 | EXECUTIVE | S$660,000 | 1,528 sqft | S$432 | 01 TO 03 | 83 yr 6 mo |
| Mar 2010 | EXECUTIVE | S$580,000 | 1,518 sqft | S$382 | 04 TO 06 | 83 yr 10 mo |
| Jul 2007 | EXECUTIVE | S$442,880 | 1,528 sqft | S$290 | 01 TO 03 | 86 yr 6 mo |
| Jul 2006 | EXECUTIVE | S$435,000 | 1,561 sqft | S$279 | 01 TO 03 | 87 yr 6 mo |
| May 2004 | EXECUTIVE | S$500,000 | 1,518 sqft | S$329 | 07 TO 09 | 89 yr 8 mo |
| Feb 2004 | EXECUTIVE | S$520,000 | 1,518 sqft | S$343 | 04 TO 06 | 89 yr 11 mo |
| Jun 2003 | EXECUTIVE | S$525,000 | 1,561 sqft | S$336 | 19 TO 21 | 90 yr 7 mo |
| Apr 2003 | EXECUTIVE | S$460,000 | 1,518 sqft | S$303 | 04 TO 06 | 90 yr 9 mo |
| Sep 2002 | EXECUTIVE | S$533,000 | 1,561 sqft | S$341 | 04 TO 06 | 91 yr 4 mo |
| Nov 2001 | EXECUTIVE | S$572,000 | 1,518 sqft | S$377 | 04 TO 06 | 92 yr 2 mo |
| May 2001 | EXECUTIVE | S$575,000 | 1,561 sqft | S$368 | 04 TO 06 | 92 yr 8 mo |
| Oct 2000 | EXECUTIVE | S$568,000 | 1,561 sqft | S$364 | 07 TO 09 | 93 yr 3 mo |
| Sep 2000 | EXECUTIVE | S$555,000 | 1,539 sqft | S$361 | 10 TO 12 | 93 yr 4 mo |
| Feb 2000 | EXECUTIVE | S$630,000 | 1,539 sqft | S$409 | 16 TO 18 | 93 yr 11 mo |
| Feb 2000 | EXECUTIVE | S$550,000 | 1,561 sqft | S$352 | 16 TO 18 | 93 yr 11 mo |
| Jan 2000 | EXECUTIVE | S$600,000 | 1,561 sqft | S$384 | 19 TO 21 | 94 yrs |
| Dec 1999 | EXECUTIVE | S$570,000 | 1,561 sqft | S$365 | 10 TO 12 | 94 yr 1 mo |
| Dec 1999 | EXECUTIVE | S$520,000 | 1,518 sqft | S$343 | 01 TO 03 | 94 yr 1 mo |
| Sep 1999 | EXECUTIVE | S$539,500 | 1,593 sqft | S$339 | 13 TO 15 | 94 yr 4 mo |
| Jul 1999 | EXECUTIVE | S$529,000 | 1,518 sqft | S$349 | 07 TO 09 | 94 yr 6 mo |
| Jul 1999 | EXECUTIVE | S$525,000 | 1,518 sqft | S$346 | 04 TO 06 | 94 yr 6 mo |
| Jul 1999 | EXECUTIVE | S$512,500 | 1,518 sqft | S$338 | 07 TO 09 | 94 yr 6 mo |
| Jul 1999 | EXECUTIVE | S$500,000 | 1,518 sqft | S$329 | 01 TO 03 | 94 yr 6 mo |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 8 Bedok Sth Ave 2
S$532
+6.8%1 sales9.0% yield
Blk 7 Bedok Sth Ave 2
S$551
+1.8%2 sales8.3% yield
Blk 14 Bedok Sth Ave 2
S$665
-3.2%3 sales5.2% yield
Blk 9 Bedok Sth Ave 2
S$733
+24.3%1 sales5.1% yield
Blk 10E Bedok Sth Ave 2
S$734
+19.4%1 sales4.9% yield
Blk 30 New Upp Changi Rd
S$536
-3.8%4 sales7.9% yield
Blk 6 Bedok Sth Ave 2
S$487
-15.4%1 sales8.3% yield
Blk 15 Bedok Sth Rd
S$488
-8.2%2 sales7.8% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.