Blk 10D Bedok Sth Ave 2
BEDOK STH AVE 2 · BEDOK · Singapore 463010 · D16
Median PSF · 12m
S$770
Median price · 12m
S$1.17M
Latest sale
S$1.17M
Sep 2026
1-year change
-4.4%
Sales · 12m
2
68 all time
Gross yield
3.99%
3 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
- +10.6%
- Annualised
- +8.4%
- Transactions
- 10
- 1 year
- -4.4%
- 3 years p.a.
- +7.7%
- 5 years p.a.
- —
- 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 10D Bedok Sth Ave 2 | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$770 | S$569 | +35.5% |
| Median price | S$1.17M | S$540K | +116.5% |
| Gross rental yield | 3.99% | 7.07% | -3.1 pts |
| 1-year price change | -4.4% | -2.1% | -2.3 pts |
This development trades about 35% 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$4,200
Contracts · 12m
3
Implied annual rent
S$50K
Gross yield
3.99%
| Unit type | Contracts | Median rent |
|---|---|---|
| EXECUTIVE | 3 | S$4,200 |
Investment analysis
Investment score 29 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
29/100
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.
- Price momentumweight 18%93
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%59
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%13
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok MRT at 810 m.
- Valuationweight 22%4
How its median price per square foot compares with its own district.
- Rental yieldweight 20%2
Gross yield against every other development in its segment.
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 MRT810 m
- Bayshore MRT1.2 km
- Tanah Merah MRT1.2 km
- Tanah Merah Interchange MRT1.3 km
Schools within 2 km
- Bedok Green Primary Schoolprimary250 m
- Bedok View Secondary Schoolsecondary (s1-s5)870 m
- Fengshan Primary Schoolprimary1.0 km
- Anglican High Schoolsecondary (s1-s4)1.1 km
- Temasek Primary Schoolprimary1.1 km
- Red Swastika Schoolprimary1.3 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 |
|---|---|---|---|---|---|---|
| Sep 2026 | EXECUTIVE | S$1,168,888 | 1,518 sqft | S$770 | 07 TO 09 | 68 yr 4 mo |
| Sep 2026 | EXECUTIVE | S$1,168,888 | 1,518 sqft | S$770 | 07 TO 09 | 68 yr 4 mo |
| May 2025 | EXECUTIVE | S$1,240,000 | 1,539 sqft | S$806 | 22 TO 24 | 69 yr 8 mo |
| May 2025 | EXECUTIVE | S$1,240,000 | 1,539 sqft | S$806 | 22 TO 24 | 69 yr 8 mo |
| Mar 2024 | EXECUTIVE | S$1,100,000 | 1,561 sqft | S$705 | 10 TO 12 | 70 yr 11 mo |
| Mar 2024 | EXECUTIVE | S$1,100,000 | 1,561 sqft | S$705 | 10 TO 12 | 70 yr 11 mo |
| Nov 2023 | EXECUTIVE | S$950,000 | 1,539 sqft | S$617 | 16 TO 18 | 71 yr 2 mo |
| Nov 2023 | EXECUTIVE | S$950,000 | 1,539 sqft | S$617 | 16 TO 18 | 71 yr 2 mo |
| Nov 2022 | EXECUTIVE | S$1,071,888 | 1,539 sqft | S$696 | 16 TO 18 | 72 yr 2 mo |
| Nov 2022 | EXECUTIVE | S$1,071,888 | 1,539 sqft | S$696 | 16 TO 18 | 72 yr 2 mo |
| Mar 2020 | EXECUTIVE | S$699,999 | 1,518 sqft | S$461 | 07 TO 09 | 74 yr 9 mo |
| Sep 2019 | EXECUTIVE | S$790,000 | 1,518 sqft | S$521 | 04 TO 06 | 75 yr 3 mo |
| Jul 2019 | EXECUTIVE | S$780,000 | 1,561 sqft | S$500 | 04 TO 06 | 75 yr 5 mo |
| Aug 2018 | EXECUTIVE | S$750,000 | 1,539 sqft | S$487 | 19 TO 21 | 76 yr 5 mo |
| Apr 2018 | EXECUTIVE | S$865,000 | 1,561 sqft | S$554 | 19 TO 21 | 76 yr 8 mo |
| Aug 2017 | EXECUTIVE | S$870,000 | 1,539 sqft | S$565 | 19 TO 21 | 77 yr 4 mo |
| Aug 2017 | EXECUTIVE | S$811,888 | 1,539 sqft | S$527 | 07 TO 09 | 77 yr 4 mo |
| Dec 2016 | EXECUTIVE | S$840,000 | 1,539 sqft | S$546 | 16 TO 18 | 78 yrs |
| Jan 2016 | EXECUTIVE | S$785,000 | 1,550 sqft | S$506 | 04 TO 06 | 78 yrs |
| Jul 2015 | EXECUTIVE | S$725,000 | 1,539 sqft | S$471 | 10 TO 12 | 79 yrs |
| Jan 2015 | EXECUTIVE | S$630,000 | 1,518 sqft | S$415 | 04 TO 06 | 79 yrs |
| Sep 2012 | EXECUTIVE | S$800,000 | 1,550 sqft | S$516 | 13 TO 15 | 81 yr 4 mo |
| Jun 2012 | EXECUTIVE | S$880,000 | 1,561 sqft | S$564 | 19 TO 21 | 81 yr 7 mo |
| Sep 2010 | EXECUTIVE | S$670,000 | 1,539 sqft | S$435 | 04 TO 06 | 83 yr 4 mo |
| Aug 2010 | EXECUTIVE | S$710,000 | 1,539 sqft | S$461 | 19 TO 21 | 83 yr 5 mo |
| Jul 2010 | EXECUTIVE | S$702,000 | 1,539 sqft | S$456 | 16 TO 18 | 83 yr 6 mo |
| Jan 2010 | EXECUTIVE | S$739,888 | 1,539 sqft | S$481 | 22 TO 24 | 84 yrs |
| Nov 2009 | EXECUTIVE | S$668,000 | 1,539 sqft | S$434 | 22 TO 24 | 84 yr 2 mo |
| Nov 2009 | EXECUTIVE | S$570,000 | 1,539 sqft | S$370 | 10 TO 12 | 84 yr 2 mo |
| May 2009 | EXECUTIVE | S$555,000 | 1,518 sqft | S$366 | 04 TO 06 | 84 yr 8 mo |
| Jan 2009 | EXECUTIVE | S$615,000 | 1,539 sqft | S$400 | 16 TO 18 | 85 yrs |
| Jun 2007 | EXECUTIVE | S$468,000 | 1,561 sqft | S$300 | 01 TO 03 | 86 yr 7 mo |
| Jul 2006 | EXECUTIVE | S$475,000 | 1,561 sqft | S$304 | 22 TO 24 | 87 yr 6 mo |
| Mar 2006 | EXECUTIVE | S$420,000 | 1,518 sqft | S$277 | 07 TO 09 | 87 yr 10 mo |
| Sep 2003 | EXECUTIVE | S$537,000 | 1,561 sqft | S$344 | 16 TO 18 | 90 yr 4 mo |
| Sep 2003 | EXECUTIVE | S$460,000 | 1,518 sqft | S$303 | 04 TO 06 | 90 yr 4 mo |
| Jul 2003 | EXECUTIVE | S$520,000 | 1,539 sqft | S$338 | 19 TO 21 | 90 yr 6 mo |
| Jul 2003 | EXECUTIVE | S$495,000 | 1,518 sqft | S$326 | 04 TO 06 | 90 yr 6 mo |
| May 2003 | EXECUTIVE | S$498,888 | 1,539 sqft | S$324 | 13 TO 15 | 90 yr 8 mo |
| Mar 2003 | EXECUTIVE | S$505,000 | 1,539 sqft | S$328 | 07 TO 09 | 90 yr 10 mo |
Showing the 40 most recent of 68 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 10C Bedok Sth Ave 2
S$635
—2 sales
Blk 14 Bedok Sth Ave 2
S$665
-3.2%6 sales5.3% yield
Blk 10B Bedok Sth Ave 2
S$712
—6 sales5.0% yield
Blk 10E Bedok Sth Ave 2
S$734
+19.4%2 sales4.9% yield
Blk 8 Bedok Sth Ave 2
S$527
+5.7%4 sales8.9% yield
Blk 15 Bedok Sth Rd
S$475
-10.7%2 sales7.6% yield
Blk 7 Bedok Sth Ave 2
S$551
+1.8%4 sales8.2% yield
Blk 6 Bedok Sth Ave 2
S$487
-15.4%2 sales8.2% 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.