Blk 221A Bedok Ctrl
BEDOK CTRL · BEDOK · Singapore 461221 · D16
Median PSF · 12m
S$972
Median price · 12m
S$910K
Latest sale
S$910K
Jun 2026
1-year change
+4.6%
Sales · 12m
2
74 all time
Gross yield
4.75%
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
- +32.7%
- Annualised
- +9.1%
- Transactions
- 41
- 1 year
- +4.6%
- 3 years p.a.
- +5.4%
- 5 years p.a.
- +6.8%
- Median size
- 1,012 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 221A Bedok Ctrl | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$972 | S$569 | +70.9% |
| Median price | S$910K | S$538K | +69.1% |
| Gross rental yield | 4.75% | 7.05% | -2.3 pts |
| 1-year price change | +4.6% | -2.0% | +6.6 pts |
This development trades about 71% 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$3,600
Contracts · 12m
2
Implied annual rent
S$43K
Gross yield
4.75%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 2 | S$3,600 |
Investment analysis
Investment score 28 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
28/100
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%72
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.
- Locationweight 15%31
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok MRT at 610 m.
- Liquidityweight 15%20
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%8
Gross yield against every other development in its segment.
- Valuationweight 22%1
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 MRT610 m
- Tanah Merah MRT1.2 km
- Bedok Reservoir MRT1.3 km
- Tanah Merah Interchange MRT1.4 km
Schools within 2 km
- Bedok Green Primary Schoolprimary400 m
- Fengshan Primary Schoolprimary620 m
- Red Swastika Schoolprimary900 m
- Anglican High Schoolsecondary (s1-s4)920 m
- Bedok View Secondary Schoolsecondary (s1-s5)1.0 km
- Yu Neng Primary Schoolprimary1.0 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.2 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 |
|---|---|---|---|---|---|---|
| Jun 2026 | 4 ROOM | S$910,000 | 936 sqft | S$972 | 16 TO 18 | 83 yrs |
| Jun 2026 | 4 ROOM | S$910,000 | 936 sqft | S$972 | 16 TO 18 | 83 yrs |
| Sep 2025 | 4 ROOM | S$888,888 | 1,044 sqft | S$851 | 01 TO 03 | 83 yr 9 mo |
| Sep 2025 | 4 ROOM | S$888,888 | 1,044 sqft | S$851 | 01 TO 03 | 83 yr 9 mo |
| Aug 2025 | 4 ROOM | S$968,888 | 1,012 sqft | S$958 | 10 TO 12 | 83 yr 10 mo |
| Aug 2025 | 4 ROOM | S$968,888 | 1,012 sqft | S$958 | 10 TO 12 | 83 yr 10 mo |
| Jun 2025 | 4 ROOM | S$880,000 | 936 sqft | S$940 | 04 TO 06 | 84 yr 1 mo |
| Jun 2025 | 4 ROOM | S$880,000 | 936 sqft | S$940 | 04 TO 06 | 84 yr 1 mo |
| May 2025 | 4 ROOM | S$943,000 | 1,044 sqft | S$903 | 07 TO 09 | 84 yrs |
| May 2025 | 4 ROOM | S$943,000 | 1,044 sqft | S$903 | 07 TO 09 | 84 yrs |
| Mar 2025 | 4 ROOM | S$918,000 | 1,012 sqft | S$907 | 07 TO 09 | 84 yr 3 mo |
| Mar 2025 | 4 ROOM | S$918,000 | 1,012 sqft | S$907 | 07 TO 09 | 84 yr 3 mo |
| Nov 2024 | 4 ROOM | S$910,000 | 936 sqft | S$972 | 10 TO 12 | 84 yr 7 mo |
| Nov 2024 | 4 ROOM | S$910,000 | 936 sqft | S$972 | 10 TO 12 | 84 yr 7 mo |
| Nov 2024 | 4 ROOM | S$891,000 | 936 sqft | S$951 | 10 TO 12 | 84 yr 8 mo |
| Nov 2024 | 4 ROOM | S$891,000 | 936 sqft | S$951 | 10 TO 12 | 84 yr 8 mo |
| Nov 2024 | 4 ROOM | S$860,000 | 936 sqft | S$918 | 04 TO 06 | 84 yr 7 mo |
| Nov 2024 | 4 ROOM | S$860,000 | 936 sqft | S$918 | 04 TO 06 | 84 yr 7 mo |
| Oct 2024 | 4 ROOM | S$868,000 | 1,012 sqft | S$858 | 04 TO 06 | 84 yr 8 mo |
| Oct 2024 | 4 ROOM | S$868,000 | 1,012 sqft | S$858 | 04 TO 06 | 84 yr 8 mo |
| Jul 2024 | 4 ROOM | S$860,000 | 936 sqft | S$918 | 16 TO 18 | 84 yr 11 mo |
| Jul 2024 | 4 ROOM | S$860,000 | 936 sqft | S$918 | 16 TO 18 | 84 yr 11 mo |
| May 2024 | 5 ROOM | S$980,000 | 1,206 sqft | S$813 | 04 TO 06 | 85 yrs |
| May 2024 | 5 ROOM | S$980,000 | 1,206 sqft | S$813 | 04 TO 06 | 85 yrs |
| May 2024 | 4 ROOM | S$815,000 | 936 sqft | S$870 | 07 TO 09 | 85 yr 3 mo |
| May 2024 | 4 ROOM | S$815,000 | 936 sqft | S$870 | 07 TO 09 | 85 yr 3 mo |
| Jan 2024 | 4 ROOM | S$808,888 | 1,044 sqft | S$775 | 04 TO 06 | 85 yr 5 mo |
| Jan 2024 | 4 ROOM | S$808,888 | 1,044 sqft | S$775 | 04 TO 06 | 85 yr 5 mo |
| Apr 2023 | 4 ROOM | S$825,000 | 936 sqft | S$881 | 10 TO 12 | 86 yr 1 mo |
| Apr 2023 | 4 ROOM | S$825,000 | 936 sqft | S$881 | 10 TO 12 | 86 yr 1 mo |
| Mar 2023 | 4 ROOM | S$790,000 | 1,012 sqft | S$781 | 04 TO 06 | 86 yr 2 mo |
| Mar 2023 | 4 ROOM | S$790,000 | 1,012 sqft | S$781 | 04 TO 06 | 86 yr 2 mo |
| Oct 2022 | 4 ROOM | S$770,000 | 1,012 sqft | S$761 | 04 TO 06 | 86 yr 8 mo |
| Oct 2022 | 4 ROOM | S$770,000 | 1,012 sqft | S$761 | 04 TO 06 | 86 yr 8 mo |
| Apr 2022 | 4 ROOM | S$745,000 | 1,012 sqft | S$736 | 16 TO 18 | 87 yr 1 mo |
| Apr 2022 | 4 ROOM | S$745,000 | 1,012 sqft | S$736 | 16 TO 18 | 87 yr 1 mo |
| Apr 2022 | 4 ROOM | S$740,000 | 1,012 sqft | S$731 | 04 TO 06 | 87 yr 2 mo |
| Apr 2022 | 4 ROOM | S$740,000 | 1,012 sqft | S$731 | 04 TO 06 | 87 yr 2 mo |
| Sep 2021 | 4 ROOM | S$741,000 | 1,012 sqft | S$732 | 10 TO 12 | 87 yr 9 mo |
| Aug 2021 | 4 ROOM | S$742,888 | 1,012 sqft | S$734 | 10 TO 12 | 87 yr 9 mo |
Showing the 40 most recent of 74 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 221B Bedok Ctrl
S$867
-1.5%2 sales5.0% yield
Blk 220B Bedok Ctrl
S$987
+7.3%4 sales4.8% yield
Blk 220A Bedok Ctrl
S$952
+4.5%4 sales4.8% yield
Blk 221C Bedok Ctrl
S$949
+3.3%2 sales4.7% yield
Blk 220C Bedok Ctrl
S$925
+0.7%4 sales4.6% yield
Blk 219D Bedok Ctrl
S$905
-6.4%8 sales4.8% yield
Blk 27 New Upp Changi Rd
S$569
-4.1%12 sales7.6% 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.