Blk 2 Bedok Sth Ave 1
BEDOK STH AVE 1 · BEDOK · Singapore 460002 · D16
Median PSF · 12m
S$572
Median price · 12m
S$400K
Latest sale
S$386K
Oct 2026
1-year change
-8.0%
Sales · 12m
12
308 all time
Gross yield
8.34%
12 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
- +27.2%
- Annualised
- +7.1%
- Transactions
- 42
- 1 year
- -8.0%
- 3 years p.a.
- +5.1%
- 5 years p.a.
- +6.4%
- Median size
- 700 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 2 Bedok Sth Ave 1 | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$572 | S$569 | +0.6% |
| Median price | S$400K | S$538K | -25.7% |
| Gross rental yield | 8.34% | 7.05% | +1.3 pts |
| 1-year price change | -8.0% | -2.0% | -6.0 pts |
This development trades broadly in line with the D16 median.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$2,850
Contracts · 12m
12
Implied annual rent
S$34K
Gross yield
8.34%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 12 | S$2,850 |
Investment analysis
Investment score 64 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
64/100
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%93
Gross yield against every other development in its segment.
- Liquidityweight 15%91
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%68
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%59
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%40
How its median price per square foot compares with its own district.
- Locationweight 15%33
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok MRT at 520 m.
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 MRT520 m
- Bayshore MRT1.3 km
- Siglap MRT1.3 km
- Tanah Merah MRT1.5 km
Schools within 2 km
- Bedok Green Primary Schoolprimary560 m
- Fengshan Primary Schoolprimary1.0 km
- Opera Estate Primary Schoolprimary1.1 km
- Bedok View Secondary Schoolsecondary (s1-s5)1.2 km
- Red Swastika Schoolprimary1.3 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 units1.5 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 |
|---|---|---|---|---|---|---|
| Oct 2026 | 3 ROOM | S$386,000 | 700 sqft | S$552 | 10 TO 12 | 48 yr 4 mo |
| Oct 2026 | 3 ROOM | S$386,000 | 700 sqft | S$552 | 10 TO 12 | 48 yr 4 mo |
| May 2026 | 3 ROOM | S$410,000 | 700 sqft | S$586 | 04 TO 06 | 48 yr 9 mo |
| May 2026 | 3 ROOM | S$410,000 | 700 sqft | S$586 | 04 TO 06 | 48 yr 9 mo |
| May 2026 | 3 ROOM | S$385,000 | 700 sqft | S$550 | 04 TO 06 | 48 yr 8 mo |
| May 2026 | 3 ROOM | S$385,000 | 700 sqft | S$550 | 04 TO 06 | 48 yr 8 mo |
| Mar 2026 | 3 ROOM | S$400,000 | 700 sqft | S$572 | 07 TO 09 | 48 yr 11 mo |
| Mar 2026 | 3 ROOM | S$400,000 | 700 sqft | S$572 | 07 TO 09 | 48 yr 11 mo |
| Feb 2026 | 3 ROOM | S$416,888 | 700 sqft | S$596 | 13 TO 15 | 49 yrs |
| Feb 2026 | 3 ROOM | S$416,888 | 700 sqft | S$596 | 13 TO 15 | 49 yrs |
| Jan 2026 | 3 ROOM | S$400,000 | 700 sqft | S$572 | 10 TO 12 | 49 yr 1 mo |
| Jan 2026 | 3 ROOM | S$400,000 | 700 sqft | S$572 | 10 TO 12 | 49 yr 1 mo |
| Oct 2025 | 3 ROOM | S$435,000 | 700 sqft | S$622 | 04 TO 06 | 49 yr 3 mo |
| Oct 2025 | 3 ROOM | S$435,000 | 700 sqft | S$622 | 04 TO 06 | 49 yr 3 mo |
| Aug 2025 | 3 ROOM | S$403,000 | 700 sqft | S$576 | 04 TO 06 | 49 yr 6 mo |
| Aug 2025 | 3 ROOM | S$403,000 | 700 sqft | S$576 | 04 TO 06 | 49 yr 6 mo |
| Feb 2025 | 3 ROOM | S$445,000 | 700 sqft | S$636 | 07 TO 09 | 50 yrs |
| Feb 2025 | 3 ROOM | S$445,000 | 700 sqft | S$636 | 07 TO 09 | 50 yrs |
| Jan 2025 | 3 ROOM | S$440,000 | 700 sqft | S$629 | 10 TO 12 | 50 yr 2 mo |
| Jan 2025 | 3 ROOM | S$440,000 | 700 sqft | S$629 | 10 TO 12 | 50 yr 2 mo |
| Nov 2024 | 3 ROOM | S$389,889 | 700 sqft | S$557 | 07 TO 09 | 50 yr 3 mo |
| Nov 2024 | 3 ROOM | S$389,889 | 700 sqft | S$557 | 07 TO 09 | 50 yr 3 mo |
| Jul 2024 | 3 ROOM | S$371,000 | 700 sqft | S$530 | 07 TO 09 | 50 yr 6 mo |
| Jul 2024 | 3 ROOM | S$371,000 | 700 sqft | S$530 | 07 TO 09 | 50 yr 6 mo |
| Jul 2024 | 3 ROOM | S$370,000 | 700 sqft | S$529 | 01 TO 03 | 50 yr 7 mo |
| Jul 2024 | 3 ROOM | S$370,000 | 700 sqft | S$529 | 01 TO 03 | 50 yr 7 mo |
| May 2024 | 3 ROOM | S$395,000 | 700 sqft | S$565 | 04 TO 06 | 50 yr 9 mo |
| May 2024 | 3 ROOM | S$395,000 | 700 sqft | S$565 | 04 TO 06 | 50 yr 9 mo |
| May 2024 | 3 ROOM | S$360,000 | 700 sqft | S$515 | 10 TO 12 | 50 yr 9 mo |
| May 2024 | 3 ROOM | S$360,000 | 700 sqft | S$515 | 10 TO 12 | 50 yr 9 mo |
| Feb 2024 | 3 ROOM | S$355,000 | 700 sqft | S$507 | 01 TO 03 | 51 yrs |
| Feb 2024 | 3 ROOM | S$355,000 | 700 sqft | S$507 | 01 TO 03 | 51 yrs |
| Sep 2023 | 3 ROOM | S$360,000 | 700 sqft | S$515 | 04 TO 06 | 51 yr 5 mo |
| Sep 2023 | 3 ROOM | S$360,000 | 700 sqft | S$515 | 04 TO 06 | 51 yr 5 mo |
| Aug 2023 | 3 ROOM | S$360,000 | 786 sqft | S$458 | 01 TO 03 | 51 yr 7 mo |
| Aug 2023 | 3 ROOM | S$360,000 | 786 sqft | S$458 | 01 TO 03 | 51 yr 7 mo |
| Mar 2023 | 3 ROOM | S$345,000 | 700 sqft | S$493 | 04 TO 06 | 51 yr 10 mo |
| Mar 2023 | 3 ROOM | S$345,000 | 700 sqft | S$493 | 04 TO 06 | 51 yr 10 mo |
| Jun 2022 | 3 ROOM | S$300,000 | 700 sqft | S$429 | 10 TO 12 | 52 yr 7 mo |
| Jun 2022 | 3 ROOM | S$300,000 | 700 sqft | S$429 | 10 TO 12 | 52 yr 7 mo |
Showing the 40 most recent of 308 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 1 Bedok Sth Ave 1
S$611
+3.5%2 sales7.9% yield
Blk 3 Bedok Sth Ave 1
S$622
+1.0%8 sales7.8% yield
Blk 21 Bedok Sth Rd
S$647
+0.9%8 sales5.8% yield
Blk 4 Bedok Sth Ave 1
S$552
-3.0%8 sales8.5% yield
Blk 20 Bedok Sth Rd
S$587
-8.1%10 sales5.8% yield
Blk 5 Bedok Sth Ave 2
S$594
+9.8%4 sales7.7% yield
Blk 18 Bedok Sth Rd
S$545
-6.6%14 sales8.0% yield
Blk 22 Bedok Sth Ave 1
S$580
+0.4%6 sales7.3% 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.