Blk 221B Bedok Ctrl
BEDOK CTRL · BEDOK · Singapore 462221 · D16
Median PSF · 12m
S$867
Median price · 12m
S$905K
Latest sale
S$905K
Apr 2026
1-year change
-1.5%
Sales · 12m
1
39 all time
Gross yield
5.04%
5 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
- +25.3%
- Annualised
- +13.7%
- Transactions
- 9
- 1 year
- -1.5%
- 3 years p.a.
- —
- 5 years p.a.
- +4.8%
- Median size
- 1,044 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 221B Bedok Ctrl | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$867 | S$571 | +51.9% |
| Median price | S$905K | S$538K | +68.2% |
| Gross rental yield | 5.04% | 7.10% | -2.1 pts |
| 1-year price change | -1.5% | -1.6% | +0.1 pts |
This development trades about 52% 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$3,100
Contracts · 12m
5
Implied annual rent
S$37K
Gross yield
5.04%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 3 | S$3,000 |
| 4 ROOM | 2 | S$3,850 |
Investment analysis
Investment score 19 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
19/100
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.
- Supply riskweight 10%62
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%34
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok MRT at 580 m.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%14
Gross yield against every other development in its segment.
- Price momentumweight 18%5
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%2
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 MRT580 m
- Tanah Merah MRT1.3 km
- Bedok Reservoir MRT1.3 km
- Tanah Merah Interchange MRT1.4 km
Schools within 2 km
- Bedok Green Primary Schoolprimary410 m
- Fengshan Primary Schoolprimary620 m
- Red Swastika Schoolprimary920 m
- Anglican High Schoolsecondary (s1-s4)1.0 km
- Yu Neng Primary Schoolprimary1.0 km
- Bedok View Secondary Schoolsecondary (s1-s5)1.0 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.3 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 |
|---|---|---|---|---|---|---|
| Apr 2026 | 4 ROOM | S$905,000 | 1,044 sqft | S$867 | 04 TO 06 | 83 yr 2 mo |
| Apr 2025 | 4 ROOM | S$940,888 | 1,044 sqft | S$901 | 10 TO 12 | 84 yr 2 mo |
| Jan 2025 | 4 ROOM | S$868,888 | 1,012 sqft | S$859 | 10 TO 12 | 84 yr 5 mo |
| Apr 2024 | 4 ROOM | S$840,000 | 1,012 sqft | S$830 | 04 TO 06 | 85 yr 2 mo |
| Jun 2022 | 4 ROOM | S$635,000 | 1,044 sqft | S$608 | 01 TO 03 | 87 yrs |
| Nov 2021 | 4 ROOM | S$730,000 | 1,044 sqft | S$699 | 07 TO 09 | 87 yr 7 mo |
| Oct 2021 | 4 ROOM | S$735,000 | 1,012 sqft | S$726 | 13 TO 15 | 87 yr 8 mo |
| Sep 2021 | 4 ROOM | S$730,000 | 1,012 sqft | S$721 | 13 TO 15 | 87 yr 9 mo |
| Jul 2021 | 4 ROOM | S$670,000 | 1,012 sqft | S$662 | 04 TO 06 | 87 yr 10 mo |
| Mar 2021 | 4 ROOM | S$710,000 | 1,012 sqft | S$702 | 07 TO 09 | 88 yr 2 mo |
| Dec 2020 | 4 ROOM | S$696,000 | 1,044 sqft | S$667 | 07 TO 09 | 88 yr 6 mo |
| Sep 2020 | 4 ROOM | S$642,000 | 1,044 sqft | S$615 | 04 TO 06 | 88 yr 8 mo |
| Jul 2020 | 3 ROOM | S$510,000 | 743 sqft | S$687 | 16 TO 18 | 88 yr 10 mo |
| Aug 2019 | 4 ROOM | S$675,000 | 1,012 sqft | S$667 | 07 TO 09 | 89 yr 9 mo |
| Aug 2019 | 3 ROOM | S$440,000 | 743 sqft | S$592 | 01 TO 03 | 89 yr 9 mo |
| Apr 2019 | 3 ROOM | S$505,000 | 743 sqft | S$680 | 16 TO 18 | 90 yr 1 mo |
| Oct 2018 | 4 ROOM | S$695,000 | 1,012 sqft | S$687 | 13 TO 15 | 90 yr 7 mo |
| Jun 2018 | 4 ROOM | S$625,000 | 1,044 sqft | S$599 | 13 TO 15 | 91 yrs |
| Dec 2017 | 4 ROOM | S$686,000 | 1,044 sqft | S$657 | 10 TO 12 | 91 yr 5 mo |
| Jul 2017 | 4 ROOM | S$670,000 | 1,012 sqft | S$662 | 10 TO 12 | 91 yr 10 mo |
| Jun 2017 | 3 ROOM | S$505,000 | 743 sqft | S$680 | 04 TO 06 | 91 yr 11 mo |
| Jun 2017 | 3 ROOM | S$442,000 | 743 sqft | S$595 | 04 TO 06 | 91 yr 11 mo |
| May 2017 | 4 ROOM | S$655,000 | 1,044 sqft | S$627 | 01 TO 03 | 92 yrs |
| Mar 2017 | 3 ROOM | S$488,000 | 743 sqft | S$657 | 16 TO 18 | 92 yr 2 mo |
| Nov 2016 | 4 ROOM | S$636,000 | 1,012 sqft | S$629 | 01 TO 03 | 92 yrs |
| Aug 2016 | 4 ROOM | S$540,000 | 1,044 sqft | S$517 | 01 TO 03 | 92 yrs |
| May 2016 | 4 ROOM | S$678,000 | 1,012 sqft | S$670 | 13 TO 15 | 93 yrs |
| Oct 2015 | 4 ROOM | S$625,000 | 1,012 sqft | S$618 | 04 TO 06 | 93 yrs |
| Apr 2015 | 4 ROOM | S$590,000 | 1,012 sqft | S$583 | 04 TO 06 | 94 yrs |
| Jan 2015 | 3 ROOM | S$458,000 | 743 sqft | S$617 | 04 TO 06 | 94 yrs |
| Oct 2014 | 3 ROOM | S$435,000 | 743 sqft | S$586 | 01 TO 03 | 94 yr 3 mo |
| Sep 2014 | 3 ROOM | S$465,000 | 743 sqft | S$626 | 01 TO 03 | 94 yr 4 mo |
| Jul 2014 | 3 ROOM | S$500,000 | 743 sqft | S$673 | 16 TO 18 | 94 yr 6 mo |
| Jun 2014 | 4 ROOM | S$670,000 | 1,044 sqft | S$642 | 04 TO 06 | 94 yr 7 mo |
| Jan 2014 | 3 ROOM | S$485,000 | 743 sqft | S$653 | 07 TO 09 | 95 yrs |
| Nov 2013 | 3 ROOM | S$433,000 | 743 sqft | S$583 | 01 TO 03 | 95 yr 2 mo |
| Oct 2013 | 3 ROOM | S$500,000 | 743 sqft | S$673 | 10 TO 12 | 95 yr 3 mo |
| Sep 2012 | 4 ROOM | S$698,000 | 1,044 sqft | S$669 | 04 TO 06 | 96 yr 4 mo |
| Sep 2011 | 4 ROOM | S$640,000 | 1,012 sqft | S$633 | 10 TO 12 | 97 yr 4 mo |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 221C Bedok Ctrl
S$949
+4.1%1 sales4.7% yield
Blk 221A Bedok Ctrl
S$972
+5.8%1 sales4.8% yield
Blk 220B Bedok Ctrl
S$959
+4.3%1 sales4.7% yield
Blk 220A Bedok Ctrl
S$952
+4.5%2 sales4.8% yield
Blk 219D Bedok Ctrl
S$905
-6.4%4 sales4.8% yield
Blk 220C Bedok Ctrl
S$925
+0.7%2 sales4.6% yield
Blk 27 New Upp Changi Rd
S$569
-4.1%6 sales7.6% yield
Blk 219C Bedok Ctrl
S$1,004
+17.2%1 sales4.7% 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.