Blk 120 Bedok Reservoir Rd
BEDOK RESERVOIR RD · BEDOK · Singapore 470120 · D16
Median PSF · 12m
S$551
Median price · 12m
S$578K
Latest sale
S$600K
Jul 2026
1-year change
-6.5%
Sales · 12m
2
136 all time
Gross yield
5.10%
1 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
- +19.0%
- Annualised
- +6.0%
- Transactions
- 15
- 1 year
- -6.5%
- 3 years p.a.
- +5.1%
- 5 years p.a.
- —
- Median size
- 980 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 120 Bedok Reservoir Rd | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$551 | S$571 | -3.4% |
| Median price | S$578K | S$538K | +7.3% |
| Gross rental yield | 5.10% | 7.10% | -2.0 pts |
| 1-year price change | -6.5% | -1.6% | -4.9 pts |
This development trades about 3% below 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$3,000
Contracts · 12m
1
Implied annual rent
S$36K
Gross yield
5.10%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 1 | S$3,000 |
Investment analysis
Investment score 45 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
45/100
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%66
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.
- Valuationweight 22%51
How its median price per square foot compares with its own district.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%39
Distance to the nearest rail station, plus schools within 1 km. Nearest is Kaki Bukit MRT at 480 m.
- Rental yieldweight 20%15
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
- Kaki Bukit MRT480 m
- Bedok North MRT1.0 km
- Kembangan MRT1.1 km
- Ubi MRT1.2 km
Schools within 2 km
- Telok Kurau Primary Schoolprimary110 m
- Manjusri Secondary Schoolsecondary (s1-s5)1.0 km
- Maha Bodhi Schoolprimary1.0 km
- Damai Primary Schoolprimary1.4 km
- St. Stephen'S Schoolprimary1.6 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | S$600,000 | 1,119 sqft | S$536 | 04 TO 06 | 58 yr 3 mo |
| Mar 2026 | 4 ROOM | S$555,000 | 980 sqft | S$567 | 04 TO 06 | 58 yr 6 mo |
| May 2025 | 4 ROOM | S$630,000 | 980 sqft | S$643 | 10 TO 12 | 59 yr 5 mo |
| Jan 2025 | 4 ROOM | S$570,000 | 1,001 sqft | S$569 | 01 TO 03 | 59 yr 10 mo |
| Dec 2024 | 4 ROOM | S$620,000 | 1,119 sqft | S$554 | 01 TO 03 | 59 yr 11 mo |
| Nov 2024 | 4 ROOM | S$590,000 | 1,001 sqft | S$589 | 10 TO 12 | 59 yr 11 mo |
| Oct 2024 | 4 ROOM | S$613,000 | 1,001 sqft | S$612 | 04 TO 06 | 60 yrs |
| Sep 2024 | 4 ROOM | S$535,000 | 980 sqft | S$546 | 01 TO 03 | 60 yr 1 mo |
| Jun 2024 | 4 ROOM | S$570,000 | 980 sqft | S$582 | 07 TO 09 | 60 yr 3 mo |
| Mar 2024 | 4 ROOM | S$570,000 | 980 sqft | S$582 | 01 TO 03 | 60 yr 6 mo |
| Jan 2023 | 4 ROOM | S$460,000 | 980 sqft | S$470 | 04 TO 06 | 61 yr 8 mo |
| Nov 2022 | 4 ROOM | S$475,000 | 1,001 sqft | S$475 | 07 TO 09 | 62 yrs |
| Oct 2022 | 4 ROOM | S$480,000 | 1,001 sqft | S$479 | 07 TO 09 | 62 yrs |
| Aug 2022 | 4 ROOM | S$460,000 | 980 sqft | S$470 | 01 TO 03 | 62 yr 2 mo |
| Jan 2022 | 4 ROOM | S$441,000 | 980 sqft | S$450 | 04 TO 06 | 62 yr 9 mo |
| Jan 2019 | 4 ROOM | S$385,000 | 1,119 sqft | S$344 | 04 TO 06 | 65 yr 8 mo |
| Nov 2018 | 4 ROOM | S$370,000 | 980 sqft | S$378 | 01 TO 03 | 65 yr 11 mo |
| Dec 2017 | 4 ROOM | S$435,000 | 1,119 sqft | S$389 | 07 TO 09 | 66 yr 9 mo |
| Jun 2017 | 4 ROOM | S$385,000 | 980 sqft | S$393 | 07 TO 09 | 67 yr 3 mo |
| Mar 2017 | 4 ROOM | S$390,000 | 980 sqft | S$398 | 10 TO 12 | 67 yr 6 mo |
| Jul 2016 | 4 ROOM | S$391,800 | 1,001 sqft | S$391 | 07 TO 09 | 68 yrs |
| Jul 2016 | 4 ROOM | S$390,000 | 980 sqft | S$398 | 01 TO 03 | 68 yrs |
| Jul 2016 | 4 ROOM | S$390,000 | 980 sqft | S$398 | 04 TO 06 | 68 yrs |
| Dec 2015 | 4 ROOM | S$415,000 | 1,119 sqft | S$371 | 01 TO 03 | 68 yrs |
| Aug 2015 | 4 ROOM | S$408,000 | 980 sqft | S$417 | 04 TO 06 | 69 yrs |
| May 2014 | 4 ROOM | S$412,000 | 1,033 sqft | S$399 | 07 TO 09 | 69 yr 8 mo |
| Nov 2013 | 4 ROOM | S$446,000 | 1,033 sqft | S$432 | 10 TO 12 | 70 yr 2 mo |
| Oct 2013 | 4 ROOM | S$415,000 | 1,001 sqft | S$415 | 10 TO 12 | 70 yr 3 mo |
| Feb 2013 | 4 ROOM | S$433,000 | 980 sqft | S$442 | 04 TO 06 | 70 yr 11 mo |
| Feb 2013 | 4 ROOM | S$425,000 | 1,001 sqft | S$425 | 01 TO 03 | 70 yr 11 mo |
| Jun 2012 | 4 ROOM | S$456,000 | 1,119 sqft | S$407 | 04 TO 06 | 71 yr 7 mo |
| Apr 2012 | 4 ROOM | S$392,000 | 1,001 sqft | S$392 | 01 TO 05 | 71 yr 9 mo |
| Mar 2012 | 4 ROOM | S$443,000 | 1,001 sqft | S$443 | 06 TO 10 | 71 yr 10 mo |
| Feb 2012 | 4 ROOM | S$382,000 | 980 sqft | S$390 | 01 TO 03 | 71 yr 11 mo |
| Dec 2011 | 4 ROOM | S$410,000 | 1,001 sqft | S$410 | 10 TO 12 | 72 yr 1 mo |
| Apr 2011 | 4 ROOM | S$363,000 | 980 sqft | S$371 | 01 TO 03 | 72 yr 9 mo |
| Jul 2009 | 4 ROOM | S$269,000 | 980 sqft | S$275 | 04 TO 06 | 74 yr 6 mo |
| Mar 2009 | 4 ROOM | S$283,000 | 1,001 sqft | S$283 | 04 TO 06 | 74 yr 10 mo |
| Nov 2008 | 4 ROOM | S$285,000 | 980 sqft | S$291 | 10 TO 12 | 75 yr 2 mo |
| Jul 2008 | 4 ROOM | S$265,000 | 980 sqft | S$271 | 04 TO 06 | 75 yr 6 mo |
Showing the 40 most recent of 136 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 114 Bedok Reservoir Rd
S$681
+1.1%1 sales3.5% yield
Blk 121 Bedok Reservoir Rd
S$638
+3.2%3 sales7.6% yield
Blk 110 Bedok Reservoir Rd
S$565
+1.0%3 sales6.4% yield
Blk 108 Bedok Reservoir Rd
S$582
-6.3%4 sales7.5% yield
Blk 115 Bedok Reservoir Rd
S$601
+7.2%3 sales5.1% yield
Blk 107 Bedok Reservoir Rd
S$569
-2.5%3 sales8.4% yield
Blk 113 Bedok Reservoir Rd
S$541
-5.4%3 sales5.6% yield
Blk 116 Bedok Reservoir Rd
S$587
+0.0%2 sales6.4% 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.