Blk 38 Bedok Sth Rd
BEDOK STH RD · BEDOK · Singapore 460038 · D16
Median PSF · 12m
S$633
Median price · 12m
S$300K
Latest sale
S$300K
Nov 2026
1-year change
—
Sales · 12m
1
24 all time
Gross yield
7.40%
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
- +13.2%
- Annualised
- +18.0%
- Transactions
- 5
- 1 year
- —
- 3 years p.a.
- +4.9%
- 5 years p.a.
- +5.7%
- Median size
- 474 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 38 Bedok Sth Rd | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$633 | S$569 | +11.4% |
| Median price | S$300K | S$540K | -44.4% |
| Gross rental yield | 7.40% | 7.07% | +0.3 pts |
| 1-year price change | — | -2.1% | — |
This development trades about 11% 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$1,950
Contracts · 12m
2
Implied annual rent
S$23K
Gross yield
7.40%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 ROOM | 2 | S$1,950 |
Investment analysis
Investment score 43 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
43/100
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%80
Gross yield against every other development in its segment.
- Price momentumweight 18%67
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%21
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%19
How its median price per square foot compares with its own district.
- Locationweight 15%10
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bayshore MRT at 940 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
- Bayshore MRT940 m
- Tanah Merah MRT1.0 km
- Bedok MRT1.1 km
- Tanah Merah Interchange MRT1.1 km
Schools within 2 km
- Bedok Green Primary Schoolprimary320 m
- Bedok View Secondary Schoolsecondary (s1-s5)650 m
- Temasek Primary Schoolprimary810 m
- Temasek Secondary Schoolsecondary (s1-s5)1.1 km
- Anglican High Schoolsecondary (s1-s4)1.1 km
- Fengshan Primary Schoolprimary1.3 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.1 km
- BAGNALL HAUSRL Bagnall Pte Ltd113 units1.8 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 |
|---|---|---|---|---|---|---|
| Nov 2026 | 2 ROOM | S$300,000 | 474 sqft | S$633 | 07 TO 09 | 50 yr 11 mo |
| Aug 2023 | 2 ROOM | S$260,000 | 474 sqft | S$549 | 01 TO 03 | 54 yr 2 mo |
| Aug 2023 | 2 ROOM | S$260,000 | 474 sqft | S$549 | 01 TO 03 | 54 yr 2 mo |
| Feb 2022 | 2 ROOM | S$265,000 | 474 sqft | S$560 | 07 TO 09 | 55 yr 8 mo |
| Feb 2022 | 2 ROOM | S$265,000 | 474 sqft | S$560 | 07 TO 09 | 55 yr 8 mo |
| Jul 2021 | 2 ROOM | S$234,000 | 474 sqft | S$494 | 04 TO 06 | 56 yr 3 mo |
| Dec 2020 | 2 ROOM | S$221,000 | 474 sqft | S$467 | 01 TO 03 | 56 yr 10 mo |
| Aug 2019 | 2 ROOM | S$205,000 | 474 sqft | S$433 | 04 TO 06 | 58 yr 2 mo |
| Jul 2019 | 2 ROOM | S$225,000 | 474 sqft | S$475 | 07 TO 09 | 58 yr 2 mo |
| Mar 2018 | 2 ROOM | S$218,000 | 474 sqft | S$460 | 10 TO 12 | 59 yr 7 mo |
| Oct 2016 | 2 ROOM | S$242,000 | 474 sqft | S$511 | 01 TO 03 | 60 yrs |
| May 2015 | 2 ROOM | S$253,000 | 474 sqft | S$534 | 07 TO 09 | 62 yrs |
| Mar 2015 | 2 ROOM | S$255,000 | 474 sqft | S$538 | 04 TO 06 | 62 yrs |
| Jan 2015 | 2 ROOM | S$255,000 | 474 sqft | S$538 | 07 TO 09 | 62 yrs |
| Nov 2013 | 2 ROOM | S$268,000 | 474 sqft | S$566 | 01 TO 03 | 63 yr 2 mo |
| Apr 2013 | 2 ROOM | S$286,000 | 474 sqft | S$604 | 04 TO 06 | 63 yr 9 mo |
| Feb 2013 | 2 ROOM | S$298,000 | 474 sqft | S$629 | 07 TO 09 | 63 yr 11 mo |
| Jan 2011 | 2 ROOM | S$224,000 | 474 sqft | S$473 | 01 TO 03 | 66 yrs |
| Aug 2010 | 2 ROOM | S$213,000 | 474 sqft | S$450 | 04 TO 06 | 66 yr 5 mo |
| Jan 2010 | 2 ROOM | S$192,000 | 474 sqft | S$405 | 07 TO 09 | 67 yrs |
| Mar 2009 | 2 ROOM | S$172,000 | 474 sqft | S$363 | 10 TO 12 | 67 yr 10 mo |
| Feb 2009 | 2 ROOM | S$182,000 | 474 sqft | S$384 | 01 TO 03 | 67 yr 11 mo |
| Oct 2008 | 2 ROOM | S$175,000 | 474 sqft | S$370 | 04 TO 06 | 68 yr 3 mo |
| Jul 2008 | 2 ROOM | S$171,000 | 474 sqft | S$361 | 04 TO 06 | 68 yr 6 mo |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 40 Bedok Sth Rd
S$506
—4 sales9.2% yield
Blk 39 Bedok Sth Rd
S$551
-3.0%4 sales7.6% yield
Blk 36 Bedok Sth Ave 2
S$499
+2.5%4 sales8.7% yield
Blk 37 Bedok Sth Ave 2
S$523
-0.9%4 sales8.3% yield
Blk 34 Bedok Sth Ave 2
S$490
-3.6%10 sales8.3% yield
Blk 35 Bedok Sth Ave 2
S$506
0.0%4 sales7.3% yield
Blk 41 Bedok Sth Rd
S$557
+3.7%4 sales7.4% yield
Blk 33 Bedok Sth Ave 2
S$541
+4.1%8 sales8.8% 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.