Blk 165 Bedok Sth Rd
BEDOK STH RD · BEDOK · Singapore 460165 · D16
Median PSF · 12m
S$618
Median price · 12m
S$560K
Latest sale
S$560K
May 2026
1-year change
-8.0%
Sales · 12m
3
157 all time
Gross yield
6.62%
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
- +50.0%
- Annualised
- +15.9%
- Transactions
- 18
- 1 year
- -8.0%
- 3 years p.a.
- +6.5%
- 5 years p.a.
- +6.4%
- Median size
- 893 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 165 Bedok Sth Rd | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$618 | S$571 | +8.3% |
| Median price | S$560K | S$538K | +4.1% |
| Gross rental yield | 6.62% | 7.10% | -0.5 pts |
| 1-year price change | -8.0% | -1.6% | -6.4 pts |
This development trades about 8% 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$3,095
Contracts · 12m
2
Implied annual rent
S$37K
Gross yield
6.62%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 2 | S$3,095 |
Investment analysis
Investment score 55 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
55/100
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%83
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.
- Rental yieldweight 20%62
Gross yield against every other development in its segment.
- Supply riskweight 10%62
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%43
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok South MRT at 530 m.
- Valuationweight 22%24
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 South MRT530 m
- Tanah Merah MRT740 m
- Tanah Merah Interchange MRT780 m
- Bayshore MRT1.0 km
Schools within 2 km
- Temasek Primary Schoolprimary300 m
- Bedok View Secondary Schoolsecondary (s1-s5)500 m
- Temasek Secondary Schoolsecondary (s1-s5)520 m
- Bedok South Secondary Schoolsecondary (s1-s5)770 m
- Bedok Green Primary Schoolprimary1.0 km
- Anglican High Schoolsecondary (s1-s4)1.3 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units850 m
- BAGNALL HAUSRL Bagnall Pte Ltd113 units1.0 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 |
|---|---|---|---|---|---|---|
| May 2026 | 4 ROOM | S$560,000 | 893 sqft | S$627 | 07 TO 09 | 57 yr 9 mo |
| Apr 2026 | 4 ROOM | S$688,000 | 1,130 sqft | S$609 | 10 TO 12 | 57 yr 11 mo |
| Apr 2026 | 4 ROOM | S$552,000 | 893 sqft | S$618 | 10 TO 12 | 57 yr 10 mo |
| Jul 2025 | 4 ROOM | S$600,000 | 893 sqft | S$672 | 04 TO 06 | 58 yr 7 mo |
| Apr 2025 | 4 ROOM | S$605,000 | 893 sqft | S$677 | 10 TO 12 | 58 yr 11 mo |
| Jan 2025 | 4 ROOM | S$518,000 | 893 sqft | S$580 | 01 TO 03 | 59 yr 3 mo |
| Feb 2024 | 4 ROOM | S$655,000 | 1,130 sqft | S$580 | 07 TO 09 | 60 yr 1 mo |
| Aug 2023 | 4 ROOM | S$485,000 | 893 sqft | S$543 | 10 TO 12 | 60 yr 6 mo |
| Mar 2023 | 4 ROOM | S$428,000 | 893 sqft | S$479 | 04 TO 06 | 61 yrs |
| Mar 2023 | 4 ROOM | S$418,888 | 893 sqft | S$469 | 01 TO 03 | 60 yr 11 mo |
| Feb 2023 | 4 ROOM | S$485,000 | 893 sqft | S$543 | 04 TO 06 | 61 yr 1 mo |
| Sep 2022 | 4 ROOM | S$518,000 | 1,130 sqft | S$458 | 04 TO 06 | 61 yr 6 mo |
| Jun 2022 | 4 ROOM | S$480,000 | 893 sqft | S$537 | 04 TO 06 | 61 yr 9 mo |
| May 2022 | 4 ROOM | S$468,000 | 893 sqft | S$524 | 04 TO 06 | 61 yr 10 mo |
| May 2022 | 4 ROOM | S$430,000 | 893 sqft | S$481 | 04 TO 06 | 61 yr 10 mo |
| Feb 2022 | 4 ROOM | S$410,000 | 893 sqft | S$459 | 01 TO 03 | 62 yr 1 mo |
| Jan 2022 | 4 ROOM | S$490,000 | 1,119 sqft | S$438 | 07 TO 09 | 62 yr 2 mo |
| May 2021 | 4 ROOM | S$368,000 | 893 sqft | S$412 | 01 TO 03 | 62 yr 10 mo |
| Feb 2021 | 4 ROOM | S$400,000 | 893 sqft | S$448 | 07 TO 09 | 63 yr 1 mo |
| Jan 2021 | 4 ROOM | S$530,000 | 1,130 sqft | S$469 | 10 TO 12 | 63 yr 2 mo |
| Nov 2020 | 4 ROOM | S$410,000 | 893 sqft | S$459 | 10 TO 12 | 63 yr 3 mo |
| Jun 2020 | 4 ROOM | S$500,000 | 1,130 sqft | S$442 | 10 TO 12 | 63 yr 9 mo |
| Jun 2020 | 4 ROOM | S$358,000 | 893 sqft | S$401 | 04 TO 06 | 63 yr 10 mo |
| Sep 2019 | 4 ROOM | S$362,500 | 1,130 sqft | S$321 | 01 TO 03 | 64 yr 5 mo |
| May 2019 | 4 ROOM | S$365,000 | 893 sqft | S$409 | 01 TO 03 | 64 yr 9 mo |
| Mar 2019 | 4 ROOM | S$500,000 | 1,130 sqft | S$442 | 10 TO 12 | 65 yrs |
| Mar 2019 | 4 ROOM | S$378,000 | 893 sqft | S$423 | 07 TO 09 | 64 yr 11 mo |
| Apr 2018 | 4 ROOM | S$425,000 | 893 sqft | S$476 | 07 TO 09 | 65 yr 10 mo |
| Apr 2018 | 4 ROOM | S$377,000 | 893 sqft | S$422 | 04 TO 06 | 65 yr 10 mo |
| Apr 2017 | 4 ROOM | S$418,000 | 958 sqft | S$436 | 07 TO 09 | 66 yr 10 mo |
| Nov 2016 | 4 ROOM | S$480,000 | 1,130 sqft | S$425 | 07 TO 09 | 67 yrs |
| Oct 2016 | 4 ROOM | S$370,000 | 893 sqft | S$414 | 01 TO 03 | 67 yrs |
| Jul 2016 | 4 ROOM | S$509,000 | 1,130 sqft | S$450 | 10 TO 12 | 67 yrs |
| Jul 2016 | 4 ROOM | S$376,000 | 893 sqft | S$421 | 10 TO 12 | 67 yrs |
| Aug 2015 | 4 ROOM | S$395,000 | 893 sqft | S$442 | 10 TO 12 | 68 yrs |
| Aug 2015 | 4 ROOM | S$375,000 | 893 sqft | S$420 | 04 TO 06 | 68 yrs |
| Nov 2014 | 4 ROOM | S$395,000 | 893 sqft | S$442 | 04 TO 06 | 69 yr 2 mo |
| Jun 2014 | 4 ROOM | S$395,000 | 893 sqft | S$442 | 04 TO 06 | 69 yr 7 mo |
| May 2014 | 4 ROOM | S$510,888 | 1,130 sqft | S$452 | 10 TO 12 | 69 yr 8 mo |
| Nov 2013 | 4 ROOM | S$435,000 | 893 sqft | S$487 | 10 TO 12 | 70 yr 2 mo |
Showing the 40 most recent of 157 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 164 Bedok Sth Rd
S$571
-4.8%1 sales6.4% yield
Blk 163 Bedok Sth Rd
S$591
-9.1%1 sales5.7% yield
Blk 171 Bedok Sth Rd
S$615
+3.6%2 sales6.7% yield
Blk 166 Bedok Sth Ave 3
S$607
—2 sales6.5% yield
Blk 169 Bedok Sth Ave 3
S$591
+11.4%2 sales6.8% yield
Blk 153B Bedok Sth Rd
S$947
—9 sales4.9% yield
Blk 153A Bedok Sth Rd
S$1,084
—2 sales4.6% yield
Blk 167 Bedok Sth Ave 3
S$700
+17.0%3 sales
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.