Blk 121 Bedok Reservoir Rd
BEDOK RESERVOIR RD · BEDOK · Singapore 470121 · D16
Median PSF · 12m
S$638
Median price · 12m
S$460K
Latest sale
S$460K
Jan 2026
1-year change
+3.2%
Sales · 12m
3
128 all time
Gross yield
7.64%
4 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
- +54.4%
- Annualised
- +14.3%
- Transactions
- 17
- 1 year
- +3.2%
- 3 years p.a.
- +5.7%
- 5 years p.a.
- +7.8%
- Median size
- 721 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 121 Bedok Reservoir Rd | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$638 | S$571 | +11.8% |
| Median price | S$460K | S$538K | -14.5% |
| Gross rental yield | 7.64% | 7.10% | +0.5 pts |
| 1-year price change | +3.2% | -1.6% | +4.7 pts |
This development trades about 12% 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$2,900
Contracts · 12m
4
Implied annual rent
S$35K
Gross yield
7.64%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 4 | S$2,900 |
Investment analysis
Investment score 56 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
56/100
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.
- Rental yieldweight 20%85
Gross yield against every other development in its segment.
- Price momentumweight 18%73
Three-year annualised change in median PSF, or one year where three is unavailable.
- 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%41
Distance to the nearest rail station, plus schools within 1 km. Nearest is Kaki Bukit MRT at 430 m.
- Valuationweight 22%19
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
- Kaki Bukit MRT430 m
- Bedok North MRT1.0 km
- Kembangan MRT1.2 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 Schoolprimary1.3 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 |
|---|---|---|---|---|---|---|
| Jan 2026 | 3 ROOM | S$460,000 | 721 sqft | S$638 | 07 TO 09 | 58 yr 8 mo |
| Jan 2026 | 3 ROOM | S$451,000 | 721 sqft | S$625 | 07 TO 09 | 58 yr 7 mo |
| Dec 2025 | 3 ROOM | S$465,000 | 721 sqft | S$645 | 04 TO 06 | 58 yr 8 mo |
| Jan 2025 | 3 ROOM | S$445,888 | 721 sqft | S$618 | 07 TO 09 | 59 yr 7 mo |
| Sep 2024 | 3 ROOM | S$445,000 | 721 sqft | S$617 | 04 TO 06 | 59 yr 11 mo |
| Jan 2024 | 4 ROOM | S$520,000 | 1,001 sqft | S$519 | 04 TO 06 | 60 yr 7 mo |
| Sep 2023 | 4 ROOM | S$580,000 | 1,001 sqft | S$579 | 07 TO 09 | 60 yr 11 mo |
| Jan 2023 | 4 ROOM | S$478,000 | 1,001 sqft | S$478 | 07 TO 09 | 61 yr 7 mo |
| Oct 2022 | 3 ROOM | S$390,000 | 721 sqft | S$541 | 07 TO 09 | 61 yr 10 mo |
| Sep 2022 | 3 ROOM | S$361,000 | 721 sqft | S$501 | 04 TO 06 | 61 yr 11 mo |
| Aug 2022 | 4 ROOM | S$485,000 | 1,001 sqft | S$484 | 01 TO 03 | 62 yr 1 mo |
| Apr 2022 | 3 ROOM | S$335,000 | 721 sqft | S$465 | 01 TO 03 | 62 yr 4 mo |
| Dec 2021 | 3 ROOM | S$350,000 | 721 sqft | S$485 | 07 TO 09 | 62 yr 8 mo |
| Sep 2021 | 3 ROOM | S$315,000 | 721 sqft | S$437 | 04 TO 06 | 62 yr 11 mo |
| Aug 2021 | 3 ROOM | S$325,000 | 721 sqft | S$451 | 07 TO 09 | 63 yrs |
| Jul 2021 | 3 ROOM | S$317,000 | 721 sqft | S$440 | 07 TO 09 | 63 yr 1 mo |
| Jan 2021 | 3 ROOM | S$295,000 | 721 sqft | S$409 | 04 TO 06 | 63 yr 7 mo |
| Jun 2020 | 3 ROOM | S$290,000 | 721 sqft | S$402 | 07 TO 09 | 64 yr 2 mo |
| Dec 2019 | 4 ROOM | S$412,000 | 1,001 sqft | S$412 | 04 TO 06 | 64 yr 7 mo |
| Oct 2018 | 4 ROOM | S$407,000 | 1,001 sqft | S$407 | 10 TO 12 | 65 yr 9 mo |
| May 2018 | 3 ROOM | S$320,000 | 883 sqft | S$363 | 04 TO 06 | 66 yr 3 mo |
| May 2018 | 3 ROOM | S$285,000 | 721 sqft | S$395 | 04 TO 06 | 66 yr 3 mo |
| Apr 2018 | 3 ROOM | S$370,000 | 883 sqft | S$419 | 07 TO 09 | 66 yr 3 mo |
| Apr 2018 | 3 ROOM | S$290,000 | 721 sqft | S$402 | 04 TO 06 | 66 yr 3 mo |
| Apr 2018 | 3 ROOM | S$287,000 | 721 sqft | S$398 | 07 TO 09 | 66 yr 3 mo |
| Feb 2018 | 4 ROOM | S$390,000 | 1,001 sqft | S$390 | 07 TO 09 | 66 yr 5 mo |
| Nov 2017 | 3 ROOM | S$288,000 | 721 sqft | S$399 | 04 TO 06 | 66 yr 8 mo |
| Sep 2017 | 3 ROOM | S$273,000 | 721 sqft | S$379 | 01 TO 03 | 66 yr 10 mo |
| Dec 2016 | 4 ROOM | S$390,000 | 1,001 sqft | S$390 | 01 TO 03 | 67 yrs |
| Dec 2015 | 3 ROOM | S$301,000 | 721 sqft | S$417 | 07 TO 09 | 68 yrs |
| Mar 2014 | 3 ROOM | S$365,000 | 883 sqft | S$414 | 01 TO 03 | 69 yr 10 mo |
| Jul 2013 | 3 ROOM | S$380,000 | 883 sqft | S$431 | 07 TO 09 | 70 yr 6 mo |
| May 2013 | 3 ROOM | S$334,000 | 721 sqft | S$463 | 01 TO 03 | 70 yr 8 mo |
| Mar 2013 | 3 ROOM | S$349,000 | 721 sqft | S$484 | 04 TO 06 | 70 yr 10 mo |
| Jul 2012 | 3 ROOM | S$351,000 | 721 sqft | S$487 | 07 TO 09 | 71 yr 6 mo |
| Feb 2012 | 3 ROOM | S$331,000 | 721 sqft | S$459 | 04 TO 06 | 71 yr 11 mo |
| Oct 2011 | 3 ROOM | S$329,000 | 721 sqft | S$456 | 04 TO 06 | 72 yr 3 mo |
| Apr 2011 | 3 ROOM | S$315,000 | 721 sqft | S$437 | 07 TO 09 | 72 yr 9 mo |
| Jul 2010 | 4 ROOM | S$307,000 | 1,001 sqft | S$307 | 01 TO 03 | 73 yr 6 mo |
| Dec 2009 | 3 ROOM | S$258,000 | 721 sqft | S$358 | 07 TO 09 | 74 yr 1 mo |
Showing the 40 most recent of 128 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 120 Bedok Reservoir Rd
S$551
-6.5%2 sales5.1% yield
Blk 114 Bedok Reservoir Rd
S$681
+1.1%1 sales3.5% yield
Blk 122 Bedok Reservoir Rd
S$541
-14.9%3 sales6.9% 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 117 Bedok Reservoir Rd
S$621
+5.4%3 sales7.2% yield
Blk 124 Bedok Reservoir Rd
S$606
-1.8%2 sales6.4% 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.