Blk 10E Bedok Sth Ave 2
BEDOK STH AVE 2 · BEDOK · Singapore 464010 · D16
Median PSF · 12m
S$734
Median price · 12m
S$1.14M
Latest sale
S$1.14M
Jul 2026
1-year change
+19.4%
Sales · 12m
1
62 all time
Gross yield
4.92%
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
- +23.5%
- Annualised
- +15.1%
- Transactions
- 7
- 1 year
- +19.4%
- 3 years p.a.
- —
- 5 years p.a.
- +7.2%
- Median size
- 1,550 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 10E Bedok Sth Ave 2 | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$734 | S$571 | +28.7% |
| Median price | S$1.14M | S$538K | +111.5% |
| Gross rental yield | 4.92% | 7.10% | -2.2 pts |
| 1-year price change | +19.4% | -1.6% | +20.9 pts |
This development trades about 29% 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$4,400
Contracts · 12m
3
Implied annual rent
S$53K
Gross yield
4.92%
| Unit type | Contracts | Median rent |
|---|---|---|
| EXECUTIVE | 3 | S$4,400 |
Investment analysis
Investment score 33 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
33/100
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%100
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%62
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.
- Rental yieldweight 20%11
Gross yield against every other development in its segment.
- Locationweight 15%10
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok MRT at 890 m.
- Valuationweight 22%6
How its median price per square foot compares with its own district.
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 MRT890 m
- Bayshore MRT1.1 km
- Tanah Merah MRT1.1 km
- Tanah Merah Interchange MRT1.3 km
Schools within 2 km
- Bedok Green Primary Schoolprimary220 m
- Bedok View Secondary Schoolsecondary (s1-s5)800 m
- Temasek Primary Schoolprimary1.0 km
- Fengshan Primary Schoolprimary1.1 km
- Anglican High Schoolsecondary (s1-s4)1.1 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
- BAGNALL HAUSRL Bagnall Pte Ltd113 units2.0 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | EXECUTIVE | S$1,138,000 | 1,550 sqft | S$734 | 07 TO 09 | 65 yr 11 mo |
| Jul 2025 | EXECUTIVE | S$975,000 | 1,572 sqft | S$620 | 01 TO 03 | 66 yr 11 mo |
| Feb 2025 | EXECUTIVE | S$958,000 | 1,572 sqft | S$610 | 04 TO 06 | 67 yr 4 mo |
| Jun 2024 | EXECUTIVE | S$910,000 | 1,539 sqft | S$591 | 01 TO 03 | 68 yrs |
| May 2024 | EXECUTIVE | S$933,000 | 1,550 sqft | S$602 | 04 TO 06 | 68 yr 2 mo |
| Mar 2022 | EXECUTIVE | S$908,888 | 1,550 sqft | S$586 | 07 TO 09 | 70 yr 2 mo |
| Sep 2021 | EXECUTIVE | S$909,000 | 1,528 sqft | S$595 | 19 TO 21 | 70 yr 9 mo |
| Apr 2021 | EXECUTIVE | S$798,000 | 1,539 sqft | S$518 | 13 TO 15 | 70 yr 11 mo |
| Mar 2021 | EXECUTIVE | S$800,000 | 1,550 sqft | S$516 | 07 TO 09 | 71 yr 3 mo |
| Jan 2020 | EXECUTIVE | S$740,000 | 1,572 sqft | S$471 | 04 TO 06 | 72 yr 5 mo |
| Feb 2019 | EXECUTIVE | S$782,888 | 1,572 sqft | S$498 | 10 TO 12 | 73 yr 3 mo |
| Jul 2017 | EXECUTIVE | S$820,000 | 1,539 sqft | S$533 | 07 TO 09 | 74 yr 10 mo |
| Aug 2016 | EXECUTIVE | S$858,000 | 1,550 sqft | S$554 | 19 TO 21 | 75 yrs |
| Jun 2016 | EXECUTIVE | S$725,000 | 1,528 sqft | S$474 | 04 TO 06 | 75 yrs |
| Jun 2015 | EXECUTIVE | S$850,000 | 1,528 sqft | S$556 | 19 TO 21 | 76 yrs |
| Mar 2012 | EXECUTIVE | S$747,000 | 1,572 sqft | S$475 | 01 TO 05 | 79 yr 10 mo |
| Jul 2011 | EXECUTIVE | S$740,100 | 1,528 sqft | S$484 | 13 TO 15 | 80 yr 6 mo |
| Jun 2011 | EXECUTIVE | S$820,000 | 1,528 sqft | S$536 | 10 TO 12 | 80 yr 7 mo |
| Nov 2009 | EXECUTIVE | S$550,000 | 1,550 sqft | S$355 | 04 TO 06 | 82 yr 2 mo |
| Oct 2008 | EXECUTIVE | S$558,000 | 1,539 sqft | S$363 | 07 TO 09 | 83 yr 3 mo |
| May 2008 | EXECUTIVE | S$598,000 | 1,528 sqft | S$391 | 10 TO 12 | 83 yr 8 mo |
| May 2007 | EXECUTIVE | S$430,000 | 1,550 sqft | S$277 | 01 TO 03 | 84 yr 8 mo |
| Nov 2006 | EXECUTIVE | S$440,000 | 1,572 sqft | S$280 | 07 TO 09 | 85 yr 2 mo |
| Oct 2006 | EXECUTIVE | S$416,002 | 1,572 sqft | S$265 | 04 TO 06 | 85 yr 3 mo |
| Feb 2006 | EXECUTIVE | S$453,000 | 1,550 sqft | S$292 | 13 TO 15 | 85 yr 11 mo |
| Aug 2004 | EXECUTIVE | S$478,000 | 1,572 sqft | S$304 | 07 TO 09 | 87 yr 5 mo |
| Jul 2004 | EXECUTIVE | S$470,000 | 1,539 sqft | S$305 | 07 TO 09 | 87 yr 6 mo |
| Nov 2003 | EXECUTIVE | S$496,000 | 1,528 sqft | S$325 | 10 TO 12 | 88 yr 2 mo |
| Oct 2003 | EXECUTIVE | S$460,000 | 1,572 sqft | S$293 | 04 TO 06 | 88 yr 3 mo |
| Apr 2003 | EXECUTIVE | S$558,000 | 1,528 sqft | S$365 | 19 TO 21 | 88 yr 9 mo |
| Sep 2002 | EXECUTIVE | S$550,000 | 1,572 sqft | S$350 | 04 TO 06 | 89 yr 4 mo |
| Apr 2002 | EXECUTIVE | S$559,000 | 1,528 sqft | S$366 | 16 TO 18 | 89 yr 9 mo |
| Apr 2002 | EXECUTIVE | S$540,000 | 1,539 sqft | S$351 | 07 TO 09 | 89 yr 9 mo |
| Apr 2002 | EXECUTIVE | S$524,000 | 1,528 sqft | S$343 | 04 TO 06 | 89 yr 9 mo |
| Jan 2002 | EXECUTIVE | S$552,000 | 1,539 sqft | S$359 | 16 TO 18 | 90 yrs |
| Sep 2001 | EXECUTIVE | S$608,000 | 1,528 sqft | S$398 | 19 TO 21 | 90 yr 4 mo |
| Apr 2001 | EXECUTIVE | S$550,000 | 1,550 sqft | S$355 | 10 TO 12 | 90 yr 9 mo |
| Sep 2000 | EXECUTIVE | S$565,000 | 1,572 sqft | S$360 | 10 TO 12 | 91 yr 4 mo |
| Apr 2000 | EXECUTIVE | S$618,000 | 1,539 sqft | S$401 | 19 TO 21 | 91 yr 9 mo |
| Apr 2000 | EXECUTIVE | S$600,000 | 1,572 sqft | S$382 | 10 TO 12 | 91 yr 9 mo |
Showing the 40 most recent of 62 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 14 Bedok Sth Ave 2
S$665
-3.2%3 sales5.2% yield
Blk 10B Bedok Sth Ave 2
S$712
—3 sales5.0% yield
Blk 32 Bedok Sth Ave 2
S$594
—1 sales6.2% yield
Blk 34 Bedok Sth Ave 2
S$490
-1.2%3 sales8.3% yield
Blk 36 Bedok Sth Ave 2
S$499
+2.5%2 sales8.7% yield
Blk 8 Bedok Sth Ave 2
S$532
+6.8%1 sales9.0% yield
Blk 9 Bedok Sth Ave 2
S$733
+24.3%1 sales5.1% 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.