Blk 44 Bedok Sth Rd
BEDOK STH RD · BEDOK · Singapore 460044 · D16
Median PSF · 12m
S$523
Median price · 12m
S$473K
Latest sale
S$508K
Aug 2026
1-year change
-0.4%
Sales · 12m
5
125 all time
Gross yield
8.35%
8 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
- +21.0%
- Annualised
- +7.2%
- Transactions
- 12
- 1 year
- -0.4%
- 3 years p.a.
- +8.0%
- 5 years p.a.
- +3.4%
- Median size
- 904 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 44 Bedok Sth Rd | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$523 | S$571 | -8.3% |
| Median price | S$473K | S$538K | -12.1% |
| Gross rental yield | 8.35% | 7.10% | +1.3 pts |
| 1-year price change | -0.4% | -1.6% | +1.1 pts |
This development trades about 8% 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$3,290
Contracts · 12m
8
Implied annual rent
S$39K
Gross yield
8.35%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 8 | S$3,290 |
Investment analysis
Investment score 72 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
72/100
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.
- Price momentumweight 18%93
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%93
Gross yield against every other development in its segment.
- Liquidityweight 15%87
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%67
How its median price per square foot compares with its own district.
- Supply riskweight 10%62
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%19
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tanah Merah MRT at 790 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 MRT790 m
- Tanah Merah Interchange MRT900 m
- Bayshore MRT920 m
- Bedok South MRT1.0 km
Schools within 2 km
- Bedok View Secondary Schoolsecondary (s1-s5)410 m
- Bedok Green Primary Schoolprimary500 m
- Temasek Primary Schoolprimary580 m
- Temasek Secondary Schoolsecondary (s1-s5)870 m
- Anglican High Schoolsecondary (s1-s4)1.1 km
- Bedok South Secondary Schoolsecondary (s1-s5)1.1 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units870 m
- BAGNALL HAUSRL Bagnall Pte Ltd113 units1.5 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 | 4 ROOM | S$508,268 | 904 sqft | S$562 | 13 TO 15 | 50 yr 1 mo |
| Jun 2026 | 4 ROOM | S$473,000 | 904 sqft | S$523 | 04 TO 06 | 50 yr 4 mo |
| Feb 2026 | 4 ROOM | S$510,000 | 904 sqft | S$564 | 16 TO 18 | 50 yr 7 mo |
| Dec 2025 | 4 ROOM | S$470,000 | 904 sqft | S$520 | 04 TO 06 | 50 yr 9 mo |
| Oct 2025 | 4 ROOM | S$465,000 | 904 sqft | S$514 | 04 TO 06 | 50 yr 11 mo |
| Oct 2024 | 4 ROOM | S$475,000 | 904 sqft | S$525 | 10 TO 12 | 52 yr 1 mo |
| Jul 2024 | 4 ROOM | S$500,000 | 904 sqft | S$553 | 04 TO 06 | 52 yr 3 mo |
| Jan 2023 | 4 ROOM | S$375,000 | 904 sqft | S$415 | 01 TO 03 | 53 yr 9 mo |
| May 2022 | 4 ROOM | S$350,000 | 904 sqft | S$387 | 01 TO 03 | 54 yr 5 mo |
| Jan 2022 | 4 ROOM | S$378,000 | 904 sqft | S$418 | 04 TO 06 | 54 yr 8 mo |
| Dec 2021 | 4 ROOM | S$415,000 | 904 sqft | S$459 | 13 TO 15 | 54 yr 10 mo |
| Jul 2021 | 4 ROOM | S$420,000 | 904 sqft | S$465 | 10 TO 12 | 55 yr 3 mo |
| Oct 2020 | 4 ROOM | S$380,000 | 904 sqft | S$420 | 07 TO 09 | 55 yr 11 mo |
| Sep 2020 | 4 ROOM | S$370,000 | 904 sqft | S$409 | 07 TO 09 | 56 yr 1 mo |
| Sep 2020 | 4 ROOM | S$368,000 | 904 sqft | S$407 | 13 TO 15 | 56 yr 1 mo |
| Jul 2020 | 4 ROOM | S$355,000 | 904 sqft | S$393 | 07 TO 09 | 56 yr 2 mo |
| Sep 2018 | 4 ROOM | S$373,000 | 904 sqft | S$413 | 13 TO 15 | 58 yrs |
| Aug 2018 | 4 ROOM | S$360,000 | 904 sqft | S$398 | 07 TO 09 | 58 yr 1 mo |
| Sep 2017 | 4 ROOM | S$375,000 | 904 sqft | S$415 | 07 TO 09 | 59 yr 1 mo |
| Jun 2017 | 4 ROOM | S$350,000 | 904 sqft | S$387 | 04 TO 06 | 59 yr 3 mo |
| Apr 2017 | 4 ROOM | S$385,000 | 904 sqft | S$426 | 13 TO 15 | 59 yr 5 mo |
| Apr 2017 | 4 ROOM | S$365,000 | 904 sqft | S$404 | 07 TO 09 | 59 yr 5 mo |
| Oct 2016 | 4 ROOM | S$358,000 | 904 sqft | S$396 | 04 TO 06 | 59 yrs |
| Oct 2015 | 4 ROOM | S$355,000 | 904 sqft | S$393 | 01 TO 03 | 60 yrs |
| Jun 2013 | 4 ROOM | S$454,000 | 904 sqft | S$502 | 13 TO 15 | 62 yr 7 mo |
| May 2013 | 4 ROOM | S$445,000 | 904 sqft | S$492 | 10 TO 12 | 62 yr 8 mo |
| Dec 2012 | 4 ROOM | S$432,000 | 904 sqft | S$478 | 04 TO 06 | 63 yr 1 mo |
| Oct 2012 | 4 ROOM | S$440,000 | 904 sqft | S$487 | 10 TO 12 | 63 yr 3 mo |
| Jun 2012 | 4 ROOM | S$426,000 | 904 sqft | S$471 | 10 TO 12 | 63 yr 7 mo |
| Jun 2012 | 4 ROOM | S$409,000 | 904 sqft | S$452 | 04 TO 06 | 63 yr 7 mo |
| Apr 2012 | 4 ROOM | S$434,000 | 904 sqft | S$480 | 11 TO 15 | 63 yr 9 mo |
| Feb 2012 | 4 ROOM | S$425,000 | 904 sqft | S$470 | 07 TO 09 | 63 yr 11 mo |
| Dec 2011 | 4 ROOM | S$370,000 | 904 sqft | S$409 | 01 TO 03 | 64 yr 1 mo |
| Jul 2011 | 4 ROOM | S$395,000 | 904 sqft | S$437 | 04 TO 06 | 64 yr 6 mo |
| Jun 2011 | 4 ROOM | S$419,000 | 904 sqft | S$463 | 07 TO 09 | 64 yr 7 mo |
| Apr 2011 | 4 ROOM | S$374,000 | 904 sqft | S$414 | 10 TO 12 | 64 yr 9 mo |
| Feb 2010 | 4 ROOM | S$315,000 | 904 sqft | S$348 | 07 TO 09 | 65 yr 11 mo |
| Jul 2009 | 4 ROOM | S$265,000 | 904 sqft | S$293 | 01 TO 03 | 66 yr 6 mo |
| Jun 2009 | 4 ROOM | S$265,000 | 904 sqft | S$293 | 07 TO 09 | 66 yr 7 mo |
| Apr 2009 | 4 ROOM | S$285,000 | 904 sqft | S$315 | 07 TO 09 | 66 yr 9 mo |
Showing the 40 most recent of 125 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 43 Bedok Sth Rd
S$512
+0.5%2 sales8.6% yield
Blk 41 Bedok Sth Rd
S$552
+6.2%4 sales7.9% yield
Blk 71 Bedok Sth Rd
S$541
-3.7%3 sales8.3% yield
Blk 60 New Upp Changi Rd
S$559
+1.4%1 sales5.6% yield
Blk 70 Bedok Sth Rd
S$546
-7.5%1 sales7.8% yield
Blk 61 New Upp Changi Rd
S$590
-2.6%1 sales5.8% yield
Blk 40 Bedok Sth Rd
S$506
—2 sales8.9% yield
Blk 39 Bedok Sth Rd
S$551
-1.8%2 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.