S$585K
Median Resale Price (Q3 2023)
Historical Price Data Bedok
Comprehensive multi-decade analysis of resale HDB transactions, valuation shifts, and district-wide financial performance across Bedok North and South.
Market Analytics
Bedok North Resale Trends
+14.2%
5-Year Capital Appreciation
92%
Average Loan-to-Value Ratio
82 Days
Median Time on Market
Bedok North remains one of the most active secondary markets in Singapore's East region. Data from the last three fiscal years indicates a robust demand for 3-room and 4-room flats, particularly in mature clusters such as Bedok North Avenue 3. Prospective buyers must factor in the Transaction Fee Schedule which significantly impacts the net acquisition cost. Over the past 24 months, the transaction volume in Bedok North has stabilized, yet price floors remain resilient due to the proximity to the Bedok Integrated Transport Hub.
According to HDB resale statistics, the price gap between newer blocks (built post-2010) and older generation flats has widened by approximately 18%. This trend is primarily driven by the remaining lease duration, which affects the maximum CPF usage for older units. Buyers often utilize the CPF Housing Grants Specification to offset these costs, especially for those eligible for the Enhanced CPF Housing Grant (EHG) which can reach up to S$80,000.
"The structural shift in Bedok North's pricing reflects a move toward long-term value retention rather than speculative growth. Current data suggests that 4-room units within 500 meters of an MRT station command a 12% premium over their inland counterparts."
— Field Rooted Senior Data Analyst, Q4 Internal Report
Source: HDB Resale Portal, Realis Data Services.
Bedok South Valuation History
Bedok South has historically served as a premium segment within the district, characterized by larger floor areas and coastal proximity. Historical valuation data shows that 5-room flats in Bedok South Road and Bedok South Avenue 1 have outperformed the national average for mature estates by 3.5% over a 10-year horizon.
- 1 1990s-2000s: Stable growth phase with average annual appreciation of 2.1%.
- 2 2010s: Introduction of cooling measures led to a price correction of 8% in the 5-room segment.
- 3 2020-2023: Post-pandemic surge resulting in a 22% increase in transaction volume.
Fig 1.2: Visual Density Survey - Bedok South Cluster
Unit Type Price Performance
3-Room Model 'A' and Standard
The 3-room segment in Bedok serves as the primary entry point for first-time homeowners and downsizers. Historically, these units maintain the highest liquidity. In the past quarter, 3-room flats in Bedok Reservoir Road recorded a median price of S$410,000, representing a sustainable 2% quarter-on-quarter growth. Investors and buyers should review the HDB Financial Analysis: Bedok District Report for granular details on cash-over-valuation (COV) trends specific to this unit type.
4-Room and 5-Room Selection
Larger units in Bedok, particularly those exceeding 110 square meters, are increasingly rare. The scarcity of 5-room supply in newer BTO completions within Bedok means that resale units are commanding higher premiums. Historical data shows that 5-room units in New Upper Changi Road have maintained a price floor above S$700,000 for the last 18 months, despite fluctuating interest rates. Understanding the differences in financing is crucial; see our HDB vs Bank Loan Comparison to determine the best leverage strategy.
Executive Apartments (EA) and Maisonettes
Executive units represent the pinnacle of HDB living in Bedok. While these units are aging, their sheer size remains a major draw. Historical price data indicates that Bedok EAs have reached record highs of S$950,000 in early 2024. The depreciation risk associated with shorter remaining leases is currently offset by the lack of similar-sized private alternatives in the East, though buyers must remain cautious about long-term exit strategies.
Source: URA Real Estate Information System.
Quarterly Market Outlook
Projections based on historical volatility and current macroeconomic indicators for the Bedok HDB sector.
Short Term (0-6 Months)
Expect marginal price stabilization as the market absorbs the latest round of cooling measures. Transaction volumes are projected to dip by 5% as buyers adopt a 'wait-and-see' approach regarding interest rate pivots.
Read Analysis →Mid Term (1-3 Years)
Completion of new infrastructure projects in the East will likely trigger a valuation uplift for centrally located blocks. Forecasted price growth remains capped at 2-3% annually to align with wage growth.
Grant Eligibility →Long Term (5+ Years)
Lease decay will become a primary pricing factor for blocks reaching the 50-year mark. Strategic asset rotation is advised for owners of mid-lease units to maximize capital preservation.
Cost Schedule →Ready to Analyze your property?
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