Bedok this week: #6 by volume. The $1.45m print is a 2022 5-room. Lease is the story.
What this is: A one-pager an estate agent (or insurance adviser) can WhatsApp to their Bedok database. Swap the name in the sign-off. Do not present it as a valuation.
Period: HDB resale registrations in Bedok, August 2026. Pulled from HDB’s data.gov.sg file on 1 Sep 2026. August can still pick up late registrations.
From: [Your Name], CEA [Rxxxxx] · [Agency] · Bedok
Four numbers
| Aug 2026 | vs Jul 2026 | vs Aug 2025 | |
|---|---|---|---|
| Bedok resale deals | 152 | 146 | 122 |
| Median price | $585,000 | $579,000 | $501,944 |
| Average price | $640,670 | $634,985 | $575,986 |
| $1m+ deals | 13 | 9 | 3 |
Bedok was the #6 town in Singapore by resale volume in August (Tampines 229, Punggol 192, Woodlands 184, Sengkang 174, Yishun 166; Jurong West 139). That’s 6.0% of the island’s 2,521 registered resales.
Island backdrop (same file): 2,521 registered resales in August vs 2,651 in July and 2,203 in Aug 2025. Island median $635,000 ($630,000 in July; $622,000 a year ago). Island $1m+ registrations: 201 vs 187 vs 141.
What actually sold in Bedok (Aug 2026)
| Flat type | Deals | Median | Min – max |
|---|---|---|---|
| 2-room | 2 | $312,944 | $300,888 – $325,000 |
| 3-room | 52 | $400,000 | $330,000 – $675,000 |
| 4-room | 68 | $722,500 | $420,000 – $1,200,000 |
| 5-room | 25 | $770,000 | $600,000 – $1,450,000 |
| Executive | 5 | $1,058,888 | $965,000 – $1,218,000 |
4-room is the liquid stock: 68 of 152 deals, median $657 psf (sqm × 10.7639). Busiest streets: Bedok Reservoir Rd (27), Bedok Nth Rd (23), Bedok Sth Rd (12), Bedok Reservoir View (10), Bedok Nth Ave 1 (9), New Upp Changi Rd (9).
The 5-room ceiling is a 2022 Improved at Bedok Sth Rd, not a typical 1970s block. Six of the 13 million-dollar prints were 4-rooms — all 2022 stock. Ask me for comps on your block.
Lease mix, August: 93 deals had under 60 years remaining; 29 had 60–79 years; 30 had 80+ years.
One deal worth knowing (not a price guide)
Town high this year is an August deal. A 113 sqm 5-room Improved at 153B Bedok Sth Rd (16th–18th storey, 2022, 94 years 8 months left) registered at $1,450,000. Same figure is in HDB’s file. The same block printed $1,400,000 in May 2026 (also 16th–18th, 113 sqm 5-room).
August’s next prints: $1,218,000 — 145 sqm executive apartment at 29A Chai Chee Ave (13th–15th, 1996). Then two $1,200,000 prints: a 93 sqm 4-room Model A at 222A Bedok Nth Dr (10th–12th, 2022) and a 105 sqm DBSS 5-room at 747C Bedok Reservoir Cres (7th–9th, 2014).
If a seller quotes $1.45m at you, that’s a 2022 5-room, not a 1978 3-room.
What to tell a client this week
Selling in Bedok. Volume is there — #6 town, 152 deals vs 146 in July and 122 a year ago. Do not price a 4-room off $1.45m. August 4-room median was $722,500, and the spread was $420k–$1.2m. That midpoint is mix: 4-rooms with under 60 years left had a $518,694 median; the 80+ year 4-rooms sat at $930,000. Reservoir Rd (27 deals) is not interchangeable with a 2022 block on Sth Rd. Median rose from July’s $579k; that is more 4-rooms and more new stock, not a licence to add $50k to every listing.
Buying in Bedok. More stock than a year ago (152 vs 122). Median is well above Aug 2025 ($585,000 vs $501,944) — look at the mix before you call that a boom. Check remaining lease before you fall in love with the price — 93 of 152 August deals had under 60 years left. CPF and loan rules tighten as lease shortens; that is HDB policy, not a rumour. The 80+ year stock exists (30 deals) — it is a different street.
If you advise on cover, not just keys. 152 Bedok households completed a resale last month. That is 152 moments to check fire insurance, mortgage protection, and whether the sum insured still matches the new price.
Sources
1. HDB, Resale flat prices based on registration date from Jan-2017 onwards, data.gov.sg, retrieved 1 Sep 2026. Bedok counts, medians, averages, $1m+ tally, street mix, lease buckets, island totals, and the 153B / 29A / 222A / 747C prices above are calculated from this file. https://data.gov.sg/datasets/d_8b84c4ee58e3cfc0ece0d773c8ca6abc/view
Not used, on purpose: aggregator “average PSF” pages, guessed rental yields, guessed EWL / TEL / MRT price-uplift %. If a figure is not in the HDB file, it is unknown.
This is a market note, not a CMA and not financial advice. Resale prices are what two parties agreed, for that block, floor, lease and condition.
— [Your Name] · WhatsApp [9xxx xxxx] · Happy to pull 12-month comps for your block this week.