Blk 39 Bedok Sth Rd
BEDOK STH RD · BEDOK · Singapore 460039 · D16
Median PSF · 12m
S$551
Median price · 12m
S$442K
Latest sale
S$403K
Jul 2026
1-year change
-1.8%
Sales · 12m
2
222 all time
Gross yield
7.85%
11 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
- +29.4%
- Annualised
- +7.1%
- Transactions
- 23
- 1 year
- -1.8%
- 3 years p.a.
- +4.4%
- 5 years p.a.
- +5.4%
- Median size
- 721 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 39 Bedok Sth Rd | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$551 | S$571 | -3.4% |
| Median price | S$442K | S$538K | -17.9% |
| Gross rental yield | 7.85% | 7.10% | +0.8 pts |
| 1-year price change | -1.8% | -1.6% | -0.3 pts |
This development trades about 3% 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$2,800
Contracts · 12m
11
Implied annual rent
S$34K
Gross yield
7.85%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 9 | S$2,800 |
| 4 ROOM | 2 | S$3,575 |
Investment analysis
Investment score 53 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
53/100
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%88
Gross yield against every other development in its segment.
- Supply riskweight 10%62
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%54
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%51
How its median price per square foot compares with its own district.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%11
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tanah Merah MRT at 910 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 MRT910 m
- Bayshore MRT1.0 km
- Tanah Merah Interchange MRT1.0 km
- Bedok South MRT1.2 km
Schools within 2 km
- Bedok Green Primary Schoolprimary310 m
- Bedok View Secondary Schoolsecondary (s1-s5)540 m
- Temasek Primary Schoolprimary770 m
- Anglican High Schoolsecondary (s1-s4)1.0 km
- Temasek Secondary Schoolsecondary (s1-s5)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 units1.0 km
- 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 3 ROOM | S$403,000 | 721 sqft | S$559 | 13 TO 15 | 51 yr 3 mo |
| Jun 2026 | 3 ROOM | S$480,000 | 883 sqft | S$544 | 13 TO 15 | 51 yr 4 mo |
| Jul 2025 | 4 ROOM | S$520,000 | 990 sqft | S$525 | 10 TO 12 | 52 yr 2 mo |
| Jul 2025 | 3 ROOM | S$410,000 | 721 sqft | S$569 | 01 TO 03 | 52 yr 2 mo |
| Jun 2025 | 3 ROOM | S$448,000 | 721 sqft | S$621 | 10 TO 12 | 52 yr 4 mo |
| Apr 2025 | 3 ROOM | S$478,000 | 883 sqft | S$542 | 13 TO 15 | 52 yr 6 mo |
| Apr 2025 | 3 ROOM | S$410,000 | 721 sqft | S$569 | 04 TO 06 | 52 yr 6 mo |
| Feb 2025 | 3 ROOM | S$430,000 | 721 sqft | S$596 | 07 TO 09 | 52 yr 8 mo |
| Nov 2024 | 4 ROOM | S$500,000 | 990 sqft | S$505 | 04 TO 06 | 52 yr 11 mo |
| Oct 2024 | 3 ROOM | S$400,000 | 721 sqft | S$555 | 07 TO 09 | 53 yrs |
| Aug 2024 | 4 ROOM | S$508,888 | 990 sqft | S$514 | 07 TO 09 | 53 yr 2 mo |
| Feb 2024 | 4 ROOM | S$438,000 | 990 sqft | S$442 | 01 TO 03 | 53 yr 8 mo |
| Jan 2024 | 3 ROOM | S$375,000 | 721 sqft | S$520 | 10 TO 12 | 53 yr 8 mo |
| Aug 2023 | 4 ROOM | S$468,000 | 990 sqft | S$473 | 07 TO 09 | 54 yr 2 mo |
| Jul 2023 | 3 ROOM | S$390,000 | 721 sqft | S$541 | 13 TO 15 | 54 yr 4 mo |
| May 2023 | 3 ROOM | S$380,000 | 721 sqft | S$527 | 13 TO 15 | 54 yr 5 mo |
| Feb 2023 | 4 ROOM | S$480,000 | 990 sqft | S$485 | 13 TO 15 | 54 yr 8 mo |
| Feb 2023 | 3 ROOM | S$348,000 | 721 sqft | S$483 | 04 TO 06 | 54 yr 8 mo |
| Sep 2022 | 3 ROOM | S$338,000 | 721 sqft | S$469 | 07 TO 09 | 55 yr 1 mo |
| Jun 2022 | 3 ROOM | S$320,000 | 721 sqft | S$444 | 13 TO 15 | 55 yr 4 mo |
| Jan 2022 | 3 ROOM | S$310,000 | 721 sqft | S$430 | 10 TO 12 | 55 yr 8 mo |
| Aug 2021 | 3 ROOM | S$298,000 | 721 sqft | S$413 | 10 TO 12 | 56 yr 2 mo |
| Jul 2021 | 3 ROOM | S$325,000 | 721 sqft | S$451 | 07 TO 09 | 56 yr 3 mo |
| Apr 2021 | 4 ROOM | S$413,000 | 990 sqft | S$417 | 13 TO 15 | 56 yr 5 mo |
| Mar 2021 | 3 ROOM | S$310,000 | 721 sqft | S$430 | 10 TO 12 | 56 yr 8 mo |
| Feb 2021 | 3 ROOM | S$315,000 | 721 sqft | S$437 | 10 TO 12 | 56 yr 7 mo |
| Jan 2021 | 3 ROOM | S$285,000 | 721 sqft | S$395 | 13 TO 15 | 56 yr 9 mo |
| Aug 2020 | 3 ROOM | S$265,000 | 721 sqft | S$367 | 13 TO 15 | 57 yr 1 mo |
| Jul 2020 | 3 ROOM | S$265,000 | 721 sqft | S$367 | 04 TO 06 | 57 yr 2 mo |
| Jul 2020 | 3 ROOM | S$255,000 | 721 sqft | S$354 | 10 TO 12 | 57 yr 2 mo |
| Mar 2020 | 3 ROOM | S$300,000 | 883 sqft | S$340 | 01 TO 03 | 57 yr 6 mo |
| Mar 2020 | 3 ROOM | S$260,000 | 721 sqft | S$361 | 07 TO 09 | 57 yr 6 mo |
| Jan 2019 | 4 ROOM | S$422,000 | 990 sqft | S$426 | 13 TO 15 | 58 yr 9 mo |
| Sep 2018 | 3 ROOM | S$318,000 | 721 sqft | S$441 | 13 TO 15 | 59 yr 1 mo |
| Feb 2018 | 3 ROOM | S$320,000 | 721 sqft | S$444 | 13 TO 15 | 59 yr 8 mo |
| Jun 2017 | 3 ROOM | S$303,000 | 721 sqft | S$420 | 07 TO 09 | 60 yr 3 mo |
| Sep 2016 | 3 ROOM | S$320,000 | 721 sqft | S$444 | 13 TO 15 | 61 yrs |
| Jun 2016 | 3 ROOM | S$306,500 | 721 sqft | S$425 | 13 TO 15 | 61 yrs |
| May 2016 | 3 ROOM | S$305,000 | 721 sqft | S$423 | 07 TO 09 | 61 yrs |
| Apr 2016 | 4 ROOM | S$418,000 | 990 sqft | S$422 | 07 TO 09 | 61 yrs |
Showing the 40 most recent of 222 recorded transactions.
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
—2 sales8.9% yield
Blk 37 Bedok Sth Ave 2
S$523
-0.9%2 sales7.4% yield
Blk 35 Bedok Sth Ave 2
S$526
+8.5%1 sales7.3% yield
Blk 41 Bedok Sth Rd
S$552
+6.2%4 sales7.9% yield
Blk 36 Bedok Sth Ave 2
S$499
+2.5%2 sales8.7% yield
Blk 34 Bedok Sth Ave 2
S$490
-1.2%3 sales8.3% yield
Blk 33 Bedok Sth Ave 2
S$541
+3.7%3 sales8.8% yield
Blk 61 New Upp Changi Rd
S$590
-2.6%1 sales5.8% 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.