Prices · Bedok · Bedok South Road · D16 Bedok
Block 21 Bedok South Road
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What this block is
| Address | Block 21 Bedok South Road, Bedok, Singapore 460021 |
| Flat types here | 5-room — on the evidence of 17 sales since July 2017, so a type that has never been resold here will not appear |
| Unit sizes | 5-room about 1,259 sq ft |
| Lease | 99 years from 1976, expiring 2075 — 49 years left |
| Floors that have sold | 1 to 24, so the block stands at least 24 storeys |
| Flat models | Standard |
| Town and district | Bedok, district 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) |
| Compare it with | the rest of Bedok South Road, 5-room flats across Bedok |
Two things this page deliberately does not have. There is no floor plan: the resale register carries none, and drawing one from the median floor area would be an invention. And there is no nearest station, for the same reason — no rail data is published here, so the distance would be guessed. What is near this block, measured rather than assumed, is the food: hawker centres within a walk.
What a flat here really costs each month
Bought at the median price, a flat in this block works out at $2,217 for every month of the 49 years its lease still has to run. That figure takes in the price itself, both stamp duties, legal and valuation fees, the whole of the mortgage interest and the running costs for as long as the lease lasts.
It is a different question from the monthly instalment, which stops after 25 years while the lease carries on being used up.
| Cash needed up front | $225,000 |
| Mortgage interest over 25 years | $257,543 |
| Running costs over the remaining lease | $211,680 |
| Total over the lease | $1,303,598 |
| Monthly while repaying | $3,250 |
| Monthly once repaid | $360 |
Assumes a Singapore citizen buying a first home with a 75 per cent loan at 3 per cent over 25 years, $2,500 in legal fees, $400 for valuation, $1,200 a year in property tax and $260 a month for conservancy, upkeep and insurance. Change any of these. Figures are not discounted: a dollar paid in the final year of the lease is counted the same as a dollar paid today. Opportunity cost, CPF accrued interest and any resale value are excluded.
The median above is based on just four sales, which is too few to call a market rate.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 5-room | $645,000 | $490,000–$825,000 | 1,259 sq ft | 516 | 17 |
By floor
Measured inside a block, where the address, the age and the lease are all held still, a storey is worth about 0.63 per cent of the price per square foot — so the difference between the second floor and the twentieth is roughly 11 per cent, not the 2.1 times the market-wide storey bands appear to show. Why those bands mislead.
| 01 to 03 | $567,500 | 457 psf | 2 |
| 04 to 06 | $582,500 | 463 psf | 2 |
| 07 to 09 | $608,000 | 488 psf | 5 |
| 13 to 15 | $689,000 | 554 psf | 2 |
| 16 to 18 | $815,000 | 647 psf | 1 |
| 19 to 21 | $713,500 | 562 psf | 4 |
| 22 to 24 | $810,000 | 643 psf | 1 |
Year by year
| 2017 | $608,000 | 495 psf | one sale |
| 2018 | $640,000 | 515 psf | four sales |
| 2019 | $588,000 | 479 psf | one sale |
| 2020 | $605,000 | 480 psf | one sale |
| 2021 | $582,500 | 463 psf | four sales |
| 2024 | $645,000 | 526 psf | one sale |
| 2025 | $812,500 | 645 psf | four sales |
| 2026 | $748,000 | 594 psf | one sale |
17 transactions in all, from July 2017 to July 2026. The flat models recorded here are Standard.