Blk 22 Bedok Sth Ave 1
BEDOK STH AVE 1 · BEDOK · Singapore 460022 · D16
Median PSF · 12m
S$580
Median price · 12m
S$455K
Latest sale
S$455K
Jul 2026
1-year change
+0.4%
Sales · 12m
6
207 all time
Gross yield
7.25%
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
- +28.2%
- Annualised
- +6.0%
- Transactions
- 46
- 1 year
- +0.4%
- 3 years p.a.
- +6.0%
- 5 years p.a.
- +6.0%
- Median size
- 786 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 22 Bedok Sth Ave 1 | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$580 | S$569 | +2.1% |
| Median price | S$455K | S$538K | -15.4% |
| Gross rental yield | 7.25% | 7.05% | +0.2 pts |
| 1-year price change | +0.4% | -2.0% | +2.4 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$2,900
Contracts · 12m
6
Implied annual rent
S$35K
Gross yield
7.25%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 6 | S$2,900 |
Investment analysis
Investment score 60 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
60/100
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%80
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%77
Gross yield against every other development in its segment.
- Liquidityweight 15%62
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%59
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%45
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok MRT at 400 m.
- Valuationweight 22%36
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 MRT400 m
- Bayshore MRT1.5 km
- Siglap MRT1.5 km
- Tanah Merah MRT1.5 km
Schools within 2 km
- Bedok Green Primary Schoolprimary560 m
- Fengshan Primary Schoolprimary790 m
- Opera Estate Primary Schoolprimary1.1 km
- Red Swastika Schoolprimary1.2 km
- Bedok View Secondary Schoolsecondary (s1-s5)1.2 km
- Yu Neng Primary Schoolprimary1.2 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 3 ROOM | S$455,000 | 786 sqft | S$579 | 07 TO 09 | 49 yr 11 mo |
| Jul 2026 | 3 ROOM | S$455,000 | 786 sqft | S$579 | 07 TO 09 | 49 yr 11 mo |
| Feb 2026 | 3 ROOM | S$439,000 | 786 sqft | S$559 | 10 TO 12 | 50 yr 4 mo |
| Feb 2026 | 3 ROOM | S$439,000 | 786 sqft | S$559 | 10 TO 12 | 50 yr 4 mo |
| Dec 2025 | 3 ROOM | S$457,000 | 786 sqft | S$582 | 07 TO 09 | 50 yr 6 mo |
| Dec 2025 | 3 ROOM | S$457,000 | 786 sqft | S$582 | 07 TO 09 | 50 yr 6 mo |
| Sep 2025 | 3 ROOM | S$435,000 | 786 sqft | S$554 | 13 TO 15 | 50 yr 9 mo |
| Sep 2025 | 3 ROOM | S$435,000 | 786 sqft | S$554 | 13 TO 15 | 50 yr 9 mo |
| Aug 2025 | 3 ROOM | S$465,000 | 786 sqft | S$592 | 07 TO 09 | 50 yr 9 mo |
| Aug 2025 | 3 ROOM | S$465,000 | 786 sqft | S$592 | 07 TO 09 | 50 yr 9 mo |
| Jun 2025 | 3 ROOM | S$442,000 | 786 sqft | S$563 | 01 TO 03 | 51 yrs |
| Jun 2025 | 3 ROOM | S$442,000 | 786 sqft | S$563 | 01 TO 03 | 51 yrs |
| Apr 2025 | 3 ROOM | S$480,000 | 786 sqft | S$611 | 07 TO 09 | 51 yr 1 mo |
| Apr 2025 | 3 ROOM | S$480,000 | 786 sqft | S$611 | 07 TO 09 | 51 yr 1 mo |
| Mar 2025 | 4 ROOM | S$610,000 | 1,055 sqft | S$578 | 10 TO 12 | 51 yr 3 mo |
| Mar 2025 | 4 ROOM | S$610,000 | 1,055 sqft | S$578 | 10 TO 12 | 51 yr 3 mo |
| Aug 2024 | 4 ROOM | S$570,000 | 1,055 sqft | S$540 | 10 TO 12 | 51 yr 9 mo |
| Aug 2024 | 4 ROOM | S$570,000 | 1,055 sqft | S$540 | 10 TO 12 | 51 yr 9 mo |
| May 2024 | 3 ROOM | S$450,000 | 786 sqft | S$573 | 10 TO 12 | 52 yr 1 mo |
| May 2024 | 3 ROOM | S$450,000 | 786 sqft | S$573 | 10 TO 12 | 52 yr 1 mo |
| Feb 2024 | 3 ROOM | S$450,000 | 786 sqft | S$573 | 13 TO 15 | 52 yr 4 mo |
| Feb 2024 | 3 ROOM | S$450,000 | 786 sqft | S$573 | 13 TO 15 | 52 yr 4 mo |
| Aug 2023 | 3 ROOM | S$378,000 | 786 sqft | S$481 | 04 TO 06 | 52 yr 10 mo |
| Aug 2023 | 3 ROOM | S$378,000 | 786 sqft | S$481 | 04 TO 06 | 52 yr 10 mo |
| Jun 2023 | 3 ROOM | S$410,000 | 786 sqft | S$522 | 01 TO 03 | 53 yrs |
| Jun 2023 | 3 ROOM | S$410,000 | 786 sqft | S$522 | 01 TO 03 | 53 yrs |
| May 2023 | 3 ROOM | S$383,000 | 786 sqft | S$487 | 04 TO 06 | 53 yr 1 mo |
| May 2023 | 3 ROOM | S$383,000 | 786 sqft | S$487 | 04 TO 06 | 53 yr 1 mo |
| Mar 2023 | 3 ROOM | S$395,000 | 786 sqft | S$503 | 04 TO 06 | 53 yr 3 mo |
| Mar 2023 | 3 ROOM | S$395,000 | 786 sqft | S$503 | 04 TO 06 | 53 yr 3 mo |
| Jan 2023 | 3 ROOM | S$375,000 | 786 sqft | S$477 | 01 TO 03 | 53 yr 5 mo |
| Jan 2023 | 3 ROOM | S$375,000 | 786 sqft | S$477 | 01 TO 03 | 53 yr 5 mo |
| Oct 2022 | 3 ROOM | S$408,888 | 786 sqft | S$520 | 13 TO 15 | 53 yr 8 mo |
| Oct 2022 | 3 ROOM | S$408,888 | 786 sqft | S$520 | 13 TO 15 | 53 yr 8 mo |
| Oct 2022 | 3 ROOM | S$405,000 | 786 sqft | S$515 | 10 TO 12 | 53 yr 8 mo |
| Oct 2022 | 3 ROOM | S$405,000 | 786 sqft | S$515 | 10 TO 12 | 53 yr 8 mo |
| Aug 2022 | 4 ROOM | S$468,000 | 1,055 sqft | S$444 | 04 TO 06 | 53 yr 10 mo |
| Aug 2022 | 4 ROOM | S$468,000 | 1,055 sqft | S$444 | 04 TO 06 | 53 yr 10 mo |
| Jul 2022 | 3 ROOM | S$390,000 | 786 sqft | S$496 | 07 TO 09 | 53 yr 11 mo |
| Jul 2022 | 3 ROOM | S$390,000 | 786 sqft | S$496 | 07 TO 09 | 53 yr 11 mo |
Showing the 40 most recent of 207 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 23 Bedok Sth Ave 1
S$605
+2.2%4 sales7.5% yield
Blk 4 Bedok Sth Ave 1
S$552
-3.0%8 sales8.5% yield
Blk 3 Bedok Sth Ave 1
S$622
+1.0%8 sales7.8% yield
Blk 24 New Upp Changi Rd
S$602
—4 sales7.5% yield
Blk 2 Bedok Sth Ave 1
S$572
-8.0%12 sales8.3% yield
Blk 5 Bedok Sth Ave 2
S$594
+9.8%4 sales7.7% yield
Blk 210 New Upp Changi Rd
S$546
—2 sales8.6% yield
Blk 219C Bedok Ctrl
S$979
+14.4%4 sales4.6% 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.