Blk 35 Bedok Sth Ave 2
BEDOK STH AVE 2 · BEDOK · Singapore 460035 · D16
Median PSF · 12m
S$506
Median price · 12m
S$490K
Latest sale
S$470K
Oct 2026
1-year change
+4.3%
Sales · 12m
4
244 all time
Gross yield
7.66%
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
- +24.2%
- Annualised
- +6.4%
- Transactions
- 38
- 1 year
- +4.3%
- 3 years p.a.
- +4.7%
- 5 years p.a.
- +6.1%
- Median size
- 969 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 35 Bedok Sth Ave 2 | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$506 | S$569 | -11.0% |
| Median price | S$490K | S$538K | -8.9% |
| Gross rental yield | 7.66% | 7.05% | +0.6 pts |
| 1-year price change | +4.3% | -2.0% | +6.3 pts |
This development trades about 11% below 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$3,525
Contracts · 12m
2
Implied annual rent
S$42K
Gross yield
7.66%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 2 | S$3,525 |
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.
- Rental yieldweight 20%85
Gross yield against every other development in its segment.
- Valuationweight 22%75
How its median price per square foot compares with its own district.
- Price momentumweight 18%63
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.
- Liquidityweight 15%42
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%17
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tanah Merah MRT at 840 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
- Tanah Merah MRT840 m
- Tanah Merah Interchange MRT1.0 km
- Bayshore MRT1.1 km
- Bedok MRT1.2 km
Schools within 2 km
- Bedok Green Primary Schoolprimary240 m
- Bedok View Secondary Schoolsecondary (s1-s5)490 m
- Temasek Primary Schoolprimary830 m
- Anglican High Schoolsecondary (s1-s4)930 m
- Temasek Secondary Schoolsecondary (s1-s5)1.1 km
- Fengshan Primary Schoolprimary1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units890 m
- BAGNALL HAUSRL Bagnall Pte Ltd113 units1.7 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 | 4 ROOM | S$470,000 | 969 sqft | S$485 | 07 TO 09 | 49 yr 11 mo |
| Oct 2026 | 4 ROOM | S$470,000 | 969 sqft | S$485 | 07 TO 09 | 49 yr 11 mo |
| Jun 2026 | 4 ROOM | S$510,000 | 969 sqft | S$526 | 16 TO 18 | 50 yr 4 mo |
| Jun 2026 | 4 ROOM | S$510,000 | 969 sqft | S$526 | 16 TO 18 | 50 yr 4 mo |
| Aug 2025 | 4 ROOM | S$470,000 | 969 sqft | S$485 | 07 TO 09 | 51 yr 2 mo |
| Aug 2025 | 4 ROOM | S$470,000 | 969 sqft | S$485 | 07 TO 09 | 51 yr 2 mo |
| Feb 2025 | 4 ROOM | S$510,000 | 969 sqft | S$526 | 10 TO 12 | 51 yr 8 mo |
| Feb 2025 | 4 ROOM | S$510,000 | 969 sqft | S$526 | 10 TO 12 | 51 yr 8 mo |
| Nov 2024 | 4 ROOM | S$470,000 | 969 sqft | S$485 | 04 TO 06 | 52 yr 1 mo |
| Nov 2024 | 4 ROOM | S$470,000 | 969 sqft | S$485 | 04 TO 06 | 52 yr 1 mo |
| Jun 2024 | 4 ROOM | S$500,000 | 969 sqft | S$516 | 07 TO 09 | 52 yr 4 mo |
| Jun 2024 | 4 ROOM | S$500,000 | 969 sqft | S$516 | 07 TO 09 | 52 yr 4 mo |
| May 2024 | 4 ROOM | S$520,000 | 969 sqft | S$537 | 07 TO 09 | 52 yr 5 mo |
| May 2024 | 4 ROOM | S$520,000 | 969 sqft | S$537 | 07 TO 09 | 52 yr 5 mo |
| Apr 2024 | 4 ROOM | S$435,000 | 969 sqft | S$449 | 04 TO 06 | 52 yr 5 mo |
| Apr 2024 | 4 ROOM | S$435,000 | 969 sqft | S$449 | 04 TO 06 | 52 yr 5 mo |
| Feb 2024 | 4 ROOM | S$450,000 | 969 sqft | S$465 | 07 TO 09 | 52 yr 8 mo |
| Feb 2024 | 4 ROOM | S$450,000 | 969 sqft | S$465 | 07 TO 09 | 52 yr 8 mo |
| Jun 2023 | 4 ROOM | S$398,000 | 969 sqft | S$411 | 01 TO 03 | 53 yr 4 mo |
| Jun 2023 | 4 ROOM | S$398,000 | 969 sqft | S$411 | 01 TO 03 | 53 yr 4 mo |
| Apr 2023 | 4 ROOM | S$456,000 | 969 sqft | S$471 | 10 TO 12 | 53 yr 5 mo |
| Apr 2023 | 4 ROOM | S$456,000 | 969 sqft | S$471 | 10 TO 12 | 53 yr 5 mo |
| Jan 2023 | 4 ROOM | S$418,000 | 969 sqft | S$431 | 07 TO 09 | 53 yr 9 mo |
| Jan 2023 | 4 ROOM | S$418,000 | 969 sqft | S$431 | 07 TO 09 | 53 yr 9 mo |
| Dec 2022 | 4 ROOM | S$435,000 | 969 sqft | S$449 | 04 TO 06 | 53 yr 10 mo |
| Dec 2022 | 4 ROOM | S$435,000 | 969 sqft | S$449 | 04 TO 06 | 53 yr 10 mo |
| Sep 2022 | 4 ROOM | S$410,000 | 969 sqft | S$423 | 13 TO 15 | 54 yr 1 mo |
| Sep 2022 | 4 ROOM | S$410,000 | 969 sqft | S$423 | 13 TO 15 | 54 yr 1 mo |
| Aug 2022 | 4 ROOM | S$400,000 | 969 sqft | S$413 | 04 TO 06 | 54 yr 2 mo |
| Aug 2022 | 4 ROOM | S$400,000 | 969 sqft | S$413 | 04 TO 06 | 54 yr 2 mo |
| May 2022 | 4 ROOM | S$420,000 | 969 sqft | S$434 | 07 TO 09 | 54 yr 5 mo |
| May 2022 | 4 ROOM | S$420,000 | 969 sqft | S$434 | 07 TO 09 | 54 yr 5 mo |
| May 2022 | 4 ROOM | S$405,000 | 969 sqft | S$418 | 04 TO 06 | 54 yr 4 mo |
| May 2022 | 4 ROOM | S$405,000 | 969 sqft | S$418 | 04 TO 06 | 54 yr 4 mo |
| Mar 2022 | 4 ROOM | S$399,999 | 969 sqft | S$413 | 10 TO 12 | 54 yr 6 mo |
| Mar 2022 | 4 ROOM | S$399,999 | 969 sqft | S$413 | 10 TO 12 | 54 yr 6 mo |
| Dec 2021 | 4 ROOM | S$360,000 | 969 sqft | S$372 | 04 TO 06 | 54 yr 10 mo |
| Oct 2021 | 4 ROOM | S$396,888 | 969 sqft | S$410 | 10 TO 12 | 55 yrs |
| Jun 2021 | 4 ROOM | S$365,000 | 969 sqft | S$377 | 13 TO 15 | 55 yr 4 mo |
| Mar 2021 | 4 ROOM | S$343,888 | 969 sqft | S$355 | 13 TO 15 | 55 yr 6 mo |
Showing the 40 most recent of 244 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 37 Bedok Sth Ave 2
S$523
-0.9%4 sales7.9% yield
Blk 33 Bedok Sth Ave 2
S$541
+4.1%8 sales8.8% yield
Blk 39 Bedok Sth Rd
S$551
-3.0%4 sales7.7% yield
Blk 62 New Upp Changi Rd
S$576
—2 sales5.5% yield
Blk 61 New Upp Changi Rd
S$590
-3.8%2 sales5.6% yield
Blk 40 Bedok Sth Rd
S$506
—4 sales9.2% yield
Blk 34 Bedok Sth Ave 2
S$490
-3.6%10 sales8.3% yield
Blk 63 New Upp Changi Rd
S$543
—6 sales6.5% 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.