Blk 9 Bedok Sth Ave 2
BEDOK STH AVE 2 · BEDOK · Singapore 460009 · D16
Median PSF · 12m
S$733
Median price · 12m
S$1.05M
Latest sale
S$1.05M
Mar 2026
1-year change
+24.3%
Sales · 12m
1
49 all time
Gross yield
5.07%
1 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
- +36.0%
- Annualised
- +14.6%
- Transactions
- 9
- 1 year
- +24.3%
- 3 years p.a.
- +8.7%
- 5 years p.a.
- —
- Median size
- 1,432 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 9 Bedok Sth Ave 2 | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$733 | S$571 | +28.6% |
| Median price | S$1.05M | S$538K | +95.2% |
| Gross rental yield | 5.07% | 7.10% | -2.0 pts |
| 1-year price change | +24.3% | -1.6% | +25.8 pts |
This development trades about 29% 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$4,000
Contracts · 12m
1
Implied annual rent
S$48K
Gross yield
5.07%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 1 | S$4,000 |
Investment analysis
Investment score 33 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
33/100
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%95
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.
- Liquidityweight 15%22
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 Bedok MRT at 840 m.
- Rental yieldweight 20%14
Gross yield against every other development in its segment.
- Valuationweight 22%7
How its median price per square foot compares with its own district.
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 MRT840 m
- Tanah Merah MRT1.1 km
- Tanah Merah Interchange MRT1.2 km
- Bayshore MRT1.3 km
Schools within 2 km
- Bedok Green Primary Schoolprimary110 m
- Bedok View Secondary Schoolsecondary (s1-s5)770 m
- Fengshan Primary Schoolprimary930 m
- Anglican High Schoolsecondary (s1-s4)940 m
- Temasek Primary Schoolprimary1.1 km
- Red Swastika Schoolprimary1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.1 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 |
|---|---|---|---|---|---|---|
| Mar 2026 | 5 ROOM | S$1,050,000 | 1,432 sqft | S$733 | 16 TO 18 | 66 yr 3 mo |
| Nov 2024 | 5 ROOM | S$845,000 | 1,432 sqft | S$590 | 01 TO 03 | 67 yr 7 mo |
| Mar 2024 | 5 ROOM | S$862,000 | 1,432 sqft | S$602 | 04 TO 06 | 68 yr 2 mo |
| Nov 2023 | 5 ROOM | S$928,888 | 1,335 sqft | S$696 | 16 TO 18 | 68 yr 7 mo |
| Sep 2023 | 5 ROOM | S$830,000 | 1,432 sqft | S$580 | 04 TO 06 | 68 yr 8 mo |
| Nov 2022 | 5 ROOM | S$750,000 | 1,335 sqft | S$562 | 01 TO 03 | 69 yr 7 mo |
| Jul 2022 | 5 ROOM | S$865,888 | 1,432 sqft | S$605 | 19 TO 21 | 69 yr 11 mo |
| Apr 2022 | 5 ROOM | S$720,000 | 1,335 sqft | S$539 | 01 TO 03 | 70 yr 1 mo |
| Jan 2022 | 5 ROOM | S$772,000 | 1,432 sqft | S$539 | 07 TO 09 | 70 yr 5 mo |
| Aug 2019 | 5 ROOM | S$780,000 | 1,432 sqft | S$545 | 22 TO 24 | 72 yr 9 mo |
| May 2019 | 5 ROOM | S$733,000 | 1,432 sqft | S$512 | 04 TO 06 | 73 yr 3 mo |
| Feb 2018 | 5 ROOM | S$745,000 | 1,335 sqft | S$558 | 22 TO 24 | 74 yr 3 mo |
| Dec 2017 | 5 ROOM | S$645,000 | 1,432 sqft | S$451 | 13 TO 15 | 74 yr 5 mo |
| Dec 2016 | 5 ROOM | S$635,000 | 1,335 sqft | S$476 | 04 TO 06 | 75 yrs |
| May 2016 | 5 ROOM | S$680,000 | 1,432 sqft | S$475 | 07 TO 09 | 76 yrs |
| Dec 2015 | 5 ROOM | S$700,000 | 1,432 sqft | S$489 | 04 TO 06 | 76 yrs |
| Nov 2012 | 5 ROOM | S$808,000 | 1,335 sqft | S$605 | 22 TO 24 | 79 yr 2 mo |
| Nov 2012 | 5 ROOM | S$705,000 | 1,432 sqft | S$492 | 01 TO 03 | 79 yr 2 mo |
| Aug 2012 | 5 ROOM | S$635,000 | 1,335 sqft | S$476 | 01 TO 03 | 79 yr 5 mo |
| Feb 2010 | 5 ROOM | S$520,000 | 1,432 sqft | S$363 | 10 TO 12 | 81 yr 11 mo |
| May 2009 | 5 ROOM | S$475,000 | 1,496 sqft | S$317 | 07 TO 09 | 82 yr 8 mo |
| Aug 2007 | 5 ROOM | S$438,000 | 1,335 sqft | S$328 | 10 TO 12 | 84 yr 5 mo |
| Jul 2007 | 5 ROOM | S$448,000 | 1,432 sqft | S$313 | 07 TO 09 | 84 yr 6 mo |
| Jul 2006 | 5 ROOM | S$390,000 | 1,335 sqft | S$292 | 22 TO 24 | 85 yr 6 mo |
| Apr 2006 | 5 ROOM | S$405,000 | 1,432 sqft | S$283 | 01 TO 03 | 85 yr 9 mo |
| Jan 2006 | 5 ROOM | S$315,000 | 1,335 sqft | S$236 | 04 TO 06 | 86 yrs |
| Aug 2005 | 5 ROOM | S$388,000 | 1,335 sqft | S$291 | 19 TO 21 | 86 yr 5 mo |
| Jan 2005 | 5 ROOM | S$406,000 | 1,432 sqft | S$284 | 07 TO 09 | 87 yrs |
| Dec 2003 | 5 ROOM | S$315,000 | 1,335 sqft | S$236 | 01 TO 03 | 88 yr 1 mo |
| Oct 2003 | 5 ROOM | S$400,000 | 1,432 sqft | S$279 | 13 TO 15 | 88 yr 3 mo |
| Oct 2003 | 5 ROOM | S$340,000 | 1,335 sqft | S$255 | 04 TO 06 | 88 yr 3 mo |
| Dec 1999 | 5 ROOM | S$488,000 | 1,335 sqft | S$366 | 22 TO 24 | 92 yr 1 mo |
| Aug 1999 | 5 ROOM | S$430,000 | 1,442 sqft | S$298 | 10 TO 12 | 92 yr 5 mo |
| Jul 1999 | 5 ROOM | S$440,000 | 1,432 sqft | S$307 | 10 TO 12 | 92 yr 6 mo |
| May 1999 | 5 ROOM | S$428,000 | 1,335 sqft | S$321 | 22 TO 24 | 92 yr 8 mo |
| Feb 1999 | 5 ROOM | S$406,000 | 1,432 sqft | S$284 | 07 TO 09 | 92 yr 11 mo |
| Aug 1998 | 5 ROOM | S$383,000 | 1,335 sqft | S$287 | 01 TO 03 | 93 yr 5 mo |
| Jun 1998 | 5 ROOM | S$475,000 | 1,432 sqft | S$332 | 22 TO 24 | 93 yr 7 mo |
| May 1998 | 5 ROOM | S$405,000 | 1,335 sqft | S$303 | 01 TO 03 | 93 yr 8 mo |
| Mar 1998 | 5 ROOM | S$470,000 | 1,432 sqft | S$328 | 04 TO 06 | 93 yr 10 mo |
Showing the 40 most recent of 49 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 30 New Upp Changi Rd
S$536
-3.8%4 sales7.9% yield
Blk 8 Bedok Sth Ave 2
S$532
+6.8%1 sales9.0% yield
Blk 29 New Upp Changi Rd
S$560
-1.9%4 sales8.4% yield
Blk 32 Bedok Sth Ave 2
S$594
—1 sales6.2% yield
Blk 10B Bedok Sth Ave 2
S$712
—3 sales5.0% yield
Blk 31 Bedok Sth Ave 2
S$592
-7.2%2 sales5.6% yield
Blk 7 Bedok Sth Ave 2
S$551
+1.8%2 sales8.3% yield
Blk 10E Bedok Sth Ave 2
S$734
+19.4%1 sales4.9% 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.