Blk 169 Bedok Sth Ave 3
BEDOK STH AVE 3 · BEDOK · Singapore 460169 · D16
Median PSF · 12m
S$591
Median price · 12m
S$595K
Latest sale
S$660K
May 2026
1-year change
+11.4%
Sales · 12m
2
113 all time
Gross yield
6.80%
6 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
- +35.8%
- Annualised
- +27.7%
- Transactions
- 10
- 1 year
- +11.4%
- 3 years p.a.
- +4.4%
- 5 years p.a.
- +6.8%
- Median size
- 1,006 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 169 Bedok Sth Ave 3 | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$591 | S$571 | +3.7% |
| Median price | S$595K | S$538K | +10.6% |
| Gross rental yield | 6.80% | 7.10% | -0.3 pts |
| 1-year price change | +11.4% | -1.6% | +13.0 pts |
This development trades about 4% 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$3,475
Contracts · 12m
6
Implied annual rent
S$42K
Gross yield
6.80%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 6 | S$3,475 |
Investment analysis
Investment score 49 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
49/100
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%67
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.
- Price momentumweight 18%54
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%36
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok South MRT at 610 m.
- Valuationweight 22%33
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 MRT610 m
- Tanah Merah MRT730 m
- Tanah Merah Interchange MRT790 m
- Bayshore MRT930 m
Schools within 2 km
- Temasek Primary Schoolprimary300 m
- Bedok View Secondary Schoolsecondary (s1-s5)440 m
- Temasek Secondary Schoolsecondary (s1-s5)570 m
- Bedok South Secondary Schoolsecondary (s1-s5)840 m
- Bedok Green Primary Schoolprimary870 m
- Anglican High Schoolsecondary (s1-s4)1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units840 m
- BAGNALL HAUSRL Bagnall Pte Ltd113 units1.1 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$660,000 | 1,119 sqft | S$590 | 07 TO 09 | 57 yr 11 mo |
| Apr 2026 | 4 ROOM | S$530,000 | 893 sqft | S$593 | 10 TO 12 | 58 yrs |
| Feb 2025 | 4 ROOM | S$600,000 | 1,130 sqft | S$531 | 07 TO 09 | 59 yr 3 mo |
| Jul 2024 | 4 ROOM | S$694,888 | 1,119 sqft | S$621 | 10 TO 12 | 59 yr 9 mo |
| Jul 2024 | 4 ROOM | S$500,000 | 893 sqft | S$560 | 07 TO 09 | 59 yr 9 mo |
| Apr 2023 | 4 ROOM | S$465,000 | 893 sqft | S$520 | 04 TO 06 | 60 yr 11 mo |
| Jun 2021 | 4 ROOM | S$495,000 | 1,130 sqft | S$438 | 13 TO 15 | 62 yr 10 mo |
| May 2021 | 4 ROOM | S$430,000 | 893 sqft | S$481 | 07 TO 09 | 62 yr 10 mo |
| Apr 2021 | 4 ROOM | S$485,000 | 1,119 sqft | S$433 | 10 TO 12 | 63 yrs |
| Apr 2021 | 4 ROOM | S$470,000 | 1,119 sqft | S$420 | 07 TO 09 | 62 yr 11 mo |
| Jan 2021 | 4 ROOM | S$470,000 | 1,119 sqft | S$420 | 07 TO 09 | 63 yr 3 mo |
| Dec 2020 | 4 ROOM | S$405,000 | 893 sqft | S$453 | 10 TO 12 | 63 yr 3 mo |
| Nov 2020 | 4 ROOM | S$460,000 | 1,130 sqft | S$407 | 01 TO 03 | 63 yr 5 mo |
| Oct 2020 | 4 ROOM | S$355,000 | 893 sqft | S$397 | 04 TO 06 | 63 yr 5 mo |
| Mar 2019 | 4 ROOM | S$350,000 | 893 sqft | S$392 | 04 TO 06 | 65 yrs |
| May 2018 | 4 ROOM | S$408,000 | 893 sqft | S$457 | 10 TO 12 | 65 yr 11 mo |
| May 2018 | 4 ROOM | S$385,000 | 893 sqft | S$431 | 07 TO 09 | 65 yr 10 mo |
| Mar 2017 | 4 ROOM | S$405,000 | 893 sqft | S$453 | 01 TO 03 | 67 yrs |
| Sep 2016 | 4 ROOM | S$400,000 | 893 sqft | S$448 | 13 TO 15 | 67 yrs |
| Mar 2015 | 4 ROOM | S$430,000 | 1,130 sqft | S$380 | 01 TO 03 | 69 yrs |
| Dec 2014 | 4 ROOM | S$410,000 | 893 sqft | S$459 | 04 TO 06 | 69 yr 1 mo |
| Oct 2014 | 4 ROOM | S$433,000 | 893 sqft | S$485 | 13 TO 15 | 69 yr 3 mo |
| Oct 2014 | 4 ROOM | S$384,000 | 893 sqft | S$430 | 04 TO 06 | 69 yr 3 mo |
| Apr 2013 | 4 ROOM | S$482,000 | 1,119 sqft | S$431 | 04 TO 06 | 70 yr 9 mo |
| Sep 2012 | 4 ROOM | S$425,000 | 893 sqft | S$476 | 07 TO 09 | 71 yr 4 mo |
| Apr 2012 | 4 ROOM | S$470,000 | 1,119 sqft | S$420 | 01 TO 05 | 71 yr 9 mo |
| Apr 2012 | 4 ROOM | S$403,000 | 893 sqft | S$451 | 01 TO 05 | 71 yr 9 mo |
| Jan 2011 | 4 ROOM | S$428,888 | 1,119 sqft | S$383 | 07 TO 09 | 73 yrs |
| Aug 2010 | 4 ROOM | S$363,888 | 893 sqft | S$407 | 04 TO 06 | 73 yr 5 mo |
| May 2010 | 4 ROOM | S$420,000 | 1,119 sqft | S$375 | 01 TO 03 | 73 yr 8 mo |
| Oct 2009 | 4 ROOM | S$333,000 | 893 sqft | S$373 | 10 TO 12 | 74 yr 3 mo |
| Sep 2009 | 4 ROOM | S$370,000 | 1,130 sqft | S$327 | 04 TO 06 | 74 yr 4 mo |
| Aug 2009 | 4 ROOM | S$338,000 | 1,130 sqft | S$299 | 01 TO 03 | 74 yr 5 mo |
| Jul 2009 | 4 ROOM | S$315,000 | 893 sqft | S$353 | 04 TO 06 | 74 yr 6 mo |
| Jan 2008 | 4 ROOM | S$355,000 | 1,130 sqft | S$314 | 04 TO 06 | 76 yrs |
| Dec 2007 | 4 ROOM | S$230,000 | 893 sqft | S$257 | 04 TO 06 | 76 yr 1 mo |
| Sep 2007 | 4 ROOM | S$350,000 | 1,119 sqft | S$313 | 13 TO 15 | 76 yr 4 mo |
| Sep 2007 | 4 ROOM | S$259,000 | 893 sqft | S$290 | 07 TO 09 | 76 yr 4 mo |
| Feb 2007 | 4 ROOM | S$270,000 | 1,119 sqft | S$241 | 01 TO 03 | 76 yr 11 mo |
| Oct 2006 | 4 ROOM | S$230,500 | 893 sqft | S$258 | 04 TO 06 | 77 yr 3 mo |
Showing the 40 most recent of 113 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 166 Bedok Sth Ave 3
S$607
—2 sales6.5% yield
Blk 172 Bedok Sth Rd
S$615
-1.0%3 sales5.6% yield
Blk 171 Bedok Sth Rd
S$615
+3.6%2 sales6.7% yield
Blk 167 Bedok Sth Ave 3
S$700
+17.0%3 sales
Blk 165 Bedok Sth Rd
S$618
-8.0%3 sales6.6% yield
Blk 160 Bedok Sth Ave 3
S$700
+16.8%3 sales3.9% yield
Blk 159 Bedok Sth Ave 3
S$589
-6.2%2 sales7.3% yield
Blk 164 Bedok Sth Rd
S$571
-4.8%1 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.