Blk 7 Bedok Sth Ave 2
BEDOK STH AVE 2 · BEDOK · Singapore 460007 · D16
Median PSF · 12m
S$551
Median price · 12m
S$486K
Latest sale
S$460K
May 2026
1-year change
+1.8%
Sales · 12m
2
122 all time
Gross yield
8.29%
6 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
- +19.5%
- Annualised
- +7.4%
- Transactions
- 13
- 1 year
- +1.8%
- 3 years p.a.
- +6.8%
- 5 years p.a.
- +4.8%
- Median size
- 883 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 7 Bedok Sth Ave 2 | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$551 | S$571 | -3.5% |
| Median price | S$486K | S$538K | -9.7% |
| Gross rental yield | 8.29% | 7.10% | +1.2 pts |
| 1-year price change | +1.8% | -1.6% | +3.3 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$3,350
Contracts · 12m
6
Implied annual rent
S$40K
Gross yield
8.29%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 6 | S$3,350 |
Investment analysis
Investment score 62 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
62/100
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%93
Gross yield against every other development in its segment.
- Price momentumweight 18%86
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%62
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%52
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%23
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok MRT at 680 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
- Bedok MRT680 m
- Tanah Merah MRT1.2 km
- Bayshore MRT1.3 km
- Tanah Merah Interchange MRT1.4 km
Schools within 2 km
- Bedok Green Primary Schoolprimary280 m
- Fengshan Primary Schoolprimary880 m
- Bedok View Secondary Schoolsecondary (s1-s5)940 m
- Anglican High Schoolsecondary (s1-s4)1.1 km
- Red Swastika Schoolprimary1.2 km
- Temasek Primary Schoolprimary1.3 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.3 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 |
|---|---|---|---|---|---|---|
| May 2026 | 4 ROOM | S$460,000 | 883 sqft | S$521 | 13 TO 15 | 48 yr 9 mo |
| Dec 2025 | 4 ROOM | S$512,000 | 883 sqft | S$580 | 01 TO 03 | 49 yr 1 mo |
| May 2025 | 4 ROOM | S$508,000 | 883 sqft | S$576 | 13 TO 15 | 49 yr 8 mo |
| May 2025 | 4 ROOM | S$480,000 | 883 sqft | S$544 | 04 TO 06 | 49 yr 9 mo |
| Apr 2025 | 4 ROOM | S$475,000 | 883 sqft | S$538 | 04 TO 06 | 49 yr 10 mo |
| Oct 2024 | 4 ROOM | S$453,888 | 883 sqft | S$514 | 04 TO 06 | 50 yr 4 mo |
| Sep 2024 | 4 ROOM | S$470,000 | 883 sqft | S$532 | 10 TO 12 | 50 yr 5 mo |
| Aug 2024 | 4 ROOM | S$472,888 | 883 sqft | S$536 | 13 TO 15 | 50 yr 7 mo |
| Mar 2024 | 4 ROOM | S$420,000 | 883 sqft | S$476 | 01 TO 03 | 51 yrs |
| Sep 2023 | 4 ROOM | S$430,000 | 883 sqft | S$487 | 07 TO 09 | 51 yr 4 mo |
| May 2023 | 4 ROOM | S$368,000 | 883 sqft | S$417 | 01 TO 03 | 51 yr 8 mo |
| Aug 2021 | 4 ROOM | S$428,000 | 883 sqft | S$485 | 07 TO 09 | 53 yr 5 mo |
| Jun 2021 | 4 ROOM | S$385,000 | 883 sqft | S$436 | 01 TO 03 | 53 yr 8 mo |
| Nov 2020 | 4 ROOM | S$348,000 | 883 sqft | S$394 | 13 TO 15 | 54 yr 3 mo |
| Sep 2020 | 4 ROOM | S$320,000 | 883 sqft | S$363 | 01 TO 03 | 54 yr 4 mo |
| Jul 2019 | 4 ROOM | S$325,000 | 883 sqft | S$368 | 10 TO 12 | 55 yr 6 mo |
| Sep 2018 | 4 ROOM | S$362,000 | 883 sqft | S$410 | 10 TO 12 | 56 yr 5 mo |
| Aug 2017 | 4 ROOM | S$358,000 | 883 sqft | S$406 | 04 TO 06 | 57 yr 5 mo |
| Jan 2017 | 4 ROOM | S$358,000 | 883 sqft | S$406 | 04 TO 06 | 58 yrs |
| May 2016 | 4 ROOM | S$352,000 | 883 sqft | S$399 | 10 TO 12 | 58 yrs |
| Oct 2015 | 4 ROOM | S$390,000 | 883 sqft | S$442 | 01 TO 03 | 59 yrs |
| Dec 2013 | 4 ROOM | S$398,888 | 883 sqft | S$452 | 04 TO 06 | 61 yr 1 mo |
| Jul 2013 | 4 ROOM | S$436,000 | 883 sqft | S$494 | 01 TO 03 | 61 yr 6 mo |
| Oct 2012 | 4 ROOM | S$440,000 | 883 sqft | S$499 | 04 TO 06 | 62 yr 3 mo |
| Sep 2012 | 4 ROOM | S$430,000 | 883 sqft | S$487 | 01 TO 03 | 62 yr 4 mo |
| Jul 2012 | 4 ROOM | S$432,000 | 883 sqft | S$489 | 10 TO 12 | 62 yr 6 mo |
| Jan 2012 | 4 ROOM | S$404,000 | 883 sqft | S$458 | 07 TO 09 | 63 yrs |
| Apr 2011 | 4 ROOM | S$385,000 | 883 sqft | S$436 | 10 TO 12 | 63 yr 9 mo |
| Mar 2011 | 4 ROOM | S$370,000 | 883 sqft | S$419 | 04 TO 06 | 63 yr 10 mo |
| Oct 2010 | 4 ROOM | S$380,000 | 883 sqft | S$431 | 10 TO 12 | 64 yr 3 mo |
| May 2010 | 4 ROOM | S$367,000 | 883 sqft | S$416 | 13 TO 15 | 64 yr 8 mo |
| Feb 2010 | 4 ROOM | S$304,000 | 883 sqft | S$344 | 01 TO 03 | 64 yr 11 mo |
| Sep 2009 | 4 ROOM | S$303,000 | 883 sqft | S$343 | 10 TO 12 | 65 yr 4 mo |
| May 2009 | 4 ROOM | S$300,000 | 883 sqft | S$340 | 07 TO 09 | 65 yr 8 mo |
| Mar 2009 | 4 ROOM | S$273,388 | 883 sqft | S$310 | 07 TO 09 | 65 yr 10 mo |
| Jan 2009 | 4 ROOM | S$295,000 | 883 sqft | S$334 | 07 TO 09 | 66 yrs |
| Dec 2008 | 4 ROOM | S$295,000 | 883 sqft | S$334 | 13 TO 15 | 66 yr 1 mo |
| Dec 2008 | 4 ROOM | S$289,000 | 883 sqft | S$327 | 10 TO 12 | 66 yr 1 mo |
| Nov 2008 | 4 ROOM | S$276,000 | 883 sqft | S$313 | 07 TO 09 | 66 yr 2 mo |
| Apr 2008 | 4 ROOM | S$230,000 | 883 sqft | S$261 | 01 TO 03 | 66 yr 9 mo |
Showing the 40 most recent of 122 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 8 Bedok Sth Ave 2
S$532
+6.8%1 sales9.0% yield
Blk 6 Bedok Sth Ave 2
S$487
-15.4%1 sales8.3% yield
Blk 10B Bedok Sth Ave 2
S$712
—3 sales5.0% yield
Blk 28 New Upp Changi Rd
S$557
-10.7%1 sales7.9% yield
Blk 30 New Upp Changi Rd
S$536
-3.8%4 sales7.9% yield
Blk 5 Bedok Sth Ave 2
S$589
+8.9%1 sales7.9% yield
Blk 27 New Upp Changi Rd
S$569
-4.1%6 sales7.6% yield
Blk 29 New Upp Changi Rd
S$560
-1.9%4 sales8.4% 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.