Blk 31 Bedok Sth Ave 2
BEDOK STH AVE 2 · BEDOK · Singapore 460031 · D16
Median PSF · 12m
S$592
Median price · 12m
S$743K
Latest sale
S$850K
Aug 2026
1-year change
-7.2%
Sales · 12m
2
155 all time
Gross yield
5.59%
3 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
- +44.1%
- Annualised
- +15.7%
- Transactions
- 10
- 1 year
- -7.2%
- 3 years p.a.
- —
- 5 years p.a.
- +4.3%
- Median size
- 1,270 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 31 Bedok Sth Ave 2 | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$592 | S$571 | +3.7% |
| Median price | S$743K | S$538K | +38.2% |
| Gross rental yield | 5.59% | 7.10% | -1.5 pts |
| 1-year price change | -7.2% | -1.6% | -5.6 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$3,750
Contracts · 12m
3
Implied annual rent
S$45K
Gross yield
5.59%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 3 | S$3,750 |
Investment analysis
Investment score 27 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
27/100
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.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%33
How its median price per square foot compares with its own district.
- Rental yieldweight 20%27
Gross yield against every other development in its segment.
- Locationweight 15%10
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tanah Merah MRT at 1.0 km.
- Price momentumweight 18%1
Three-year annualised change in median PSF, or one year where three is unavailable.
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
- Tanah Merah MRT1.0 km
- Bedok MRT1.0 km
- Tanah Merah Interchange MRT1.1 km
- Bayshore MRT1.2 km
Schools within 2 km
- Bedok Green Primary Schoolprimary60 m
- Bedok View Secondary Schoolsecondary (s1-s5)640 m
- Anglican High Schoolsecondary (s1-s4)900 m
- Temasek Primary Schoolprimary1.0 km
- Fengshan Primary Schoolprimary1.0 km
- Red Swastika Schoolprimary1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.0 km
- BAGNALL HAUSRL Bagnall Pte Ltd113 units1.9 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 |
|---|---|---|---|---|---|---|
| Aug 2026 | 5 ROOM | S$850,000 | 1,270 sqft | S$669 | 19 TO 21 | 50 yr 7 mo |
| Mar 2026 | 5 ROOM | S$636,888 | 1,238 sqft | S$515 | 01 TO 03 | 51 yrs |
| Aug 2025 | 5 ROOM | S$810,000 | 1,270 sqft | S$638 | 25 TO 27 | 51 yr 8 mo |
| May 2024 | 5 ROOM | S$742,000 | 1,292 sqft | S$574 | 10 TO 12 | 52 yr 11 mo |
| Jan 2024 | 5 ROOM | S$575,000 | 1,270 sqft | S$453 | 04 TO 06 | 53 yr 2 mo |
| Dec 2023 | 5 ROOM | S$715,000 | 1,270 sqft | S$563 | 16 TO 18 | 53 yr 4 mo |
| Aug 2022 | 5 ROOM | S$620,000 | 1,238 sqft | S$501 | 16 TO 18 | 54 yr 8 mo |
| May 2022 | 5 ROOM | S$615,000 | 1,270 sqft | S$484 | 07 TO 09 | 54 yr 11 mo |
| Feb 2022 | 5 ROOM | S$658,000 | 1,270 sqft | S$518 | 16 TO 18 | 55 yr 1 mo |
| Nov 2021 | 5 ROOM | S$590,000 | 1,270 sqft | S$465 | 10 TO 12 | 55 yr 4 mo |
| Jun 2021 | 5 ROOM | S$626,000 | 1,238 sqft | S$506 | 19 TO 21 | 55 yr 10 mo |
| Jun 2021 | 5 ROOM | S$610,000 | 1,238 sqft | S$493 | 07 TO 09 | 55 yr 10 mo |
| Nov 2020 | 5 ROOM | S$590,000 | 1,270 sqft | S$465 | 19 TO 21 | 56 yr 5 mo |
| Oct 2020 | 5 ROOM | S$580,000 | 1,270 sqft | S$457 | 19 TO 21 | 56 yr 5 mo |
| Sep 2020 | 5 ROOM | S$620,000 | 1,270 sqft | S$488 | 25 TO 27 | 56 yr 7 mo |
| Dec 2019 | 5 ROOM | S$500,000 | 1,270 sqft | S$394 | 04 TO 06 | 57 yr 3 mo |
| Nov 2019 | 5 ROOM | S$600,000 | 1,270 sqft | S$472 | 19 TO 21 | 57 yr 4 mo |
| Sep 2019 | 5 ROOM | S$500,000 | 1,238 sqft | S$404 | 10 TO 12 | 57 yr 6 mo |
| May 2019 | 5 ROOM | S$545,000 | 1,292 sqft | S$422 | 22 TO 24 | 57 yr 10 mo |
| Sep 2018 | 5 ROOM | S$600,000 | 1,270 sqft | S$472 | 19 TO 21 | 58 yr 6 mo |
| Aug 2018 | 5 ROOM | S$520,000 | 1,270 sqft | S$409 | 07 TO 09 | 58 yr 9 mo |
| Nov 2017 | 5 ROOM | S$577,000 | 1,238 sqft | S$466 | 13 TO 15 | 59 yr 4 mo |
| Aug 2017 | 5 ROOM | S$645,000 | 1,292 sqft | S$499 | 25 TO 27 | 59 yr 7 mo |
| Jun 2017 | 5 ROOM | S$660,000 | 1,238 sqft | S$533 | 25 TO 27 | 59 yr 9 mo |
| Feb 2017 | 5 ROOM | S$735,000 | 1,270 sqft | S$579 | 22 TO 24 | 60 yr 1 mo |
| Oct 2016 | 5 ROOM | S$700,000 | 1,270 sqft | S$551 | 16 TO 18 | 60 yrs |
| Oct 2016 | 5 ROOM | S$590,888 | 1,270 sqft | S$465 | 07 TO 09 | 60 yrs |
| Aug 2016 | 5 ROOM | S$600,000 | 1,292 sqft | S$465 | 10 TO 12 | 60 yrs |
| Jun 2013 | 5 ROOM | S$685,000 | 1,238 sqft | S$553 | 10 TO 12 | 63 yr 7 mo |
| Jan 2013 | 5 ROOM | S$672,000 | 1,270 sqft | S$529 | 01 TO 03 | 64 yrs |
| Sep 2012 | 5 ROOM | S$680,000 | 1,270 sqft | S$535 | 16 TO 18 | 64 yr 4 mo |
| May 2012 | 5 ROOM | S$642,000 | 1,270 sqft | S$505 | 11 TO 15 | 64 yr 8 mo |
| Jan 2012 | 5 ROOM | S$637,000 | 1,270 sqft | S$502 | 16 TO 18 | 65 yrs |
| Nov 2011 | 5 ROOM | S$673,000 | 1,270 sqft | S$530 | 22 TO 24 | 65 yr 2 mo |
| Apr 2011 | 5 ROOM | S$635,000 | 1,270 sqft | S$500 | 19 TO 21 | 65 yr 9 mo |
| Apr 2011 | 5 ROOM | S$580,000 | 1,292 sqft | S$449 | 01 TO 03 | 65 yr 9 mo |
| Mar 2011 | 5 ROOM | S$609,000 | 1,270 sqft | S$479 | 25 TO 27 | 65 yr 10 mo |
| Sep 2010 | 5 ROOM | S$550,000 | 1,270 sqft | S$433 | 04 TO 06 | 66 yr 4 mo |
| Aug 2010 | 5 ROOM | S$600,000 | 1,270 sqft | S$472 | 16 TO 18 | 66 yr 5 mo |
| Jun 2010 | 5 ROOM | S$525,000 | 1,270 sqft | S$413 | 16 TO 18 | 66 yr 7 mo |
Showing the 40 most recent of 155 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 32 Bedok Sth Ave 2
S$594
—1 sales6.2% yield
Blk 33 Bedok Sth Ave 2
S$541
+3.7%3 sales8.8% yield
Blk 34 Bedok Sth Ave 2
S$490
-1.2%3 sales8.3% yield
Blk 9 Bedok Sth Ave 2
S$733
+24.3%1 sales5.1% yield
Blk 36 Bedok Sth Ave 2
S$499
+2.5%2 sales8.7% yield
Blk 35 Bedok Sth Ave 2
S$526
+8.5%1 sales7.3% yield
Blk 10E Bedok Sth Ave 2
S$734
+19.4%1 sales4.9% yield
Blk 30 New Upp Changi Rd
S$536
-3.8%4 sales7.9% 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.