Prices · Bedok · New Upper Changi Road · D16 Bedok
Block 65 New Upper Changi Road
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What this block is
| Address | Block 65 New Upper Changi Road, Bedok, Singapore 461065 |
| Flat types here | 4-room — on the evidence of 15 sales since April 2017, so a type that has never been resold here will not appear |
| Unit sizes | 4-room about 990 sq ft |
| Lease | 99 years from 1978, expiring 2077 — 51 years left |
| Floors that have sold | 1 to 18, so the block stands at least 18 storeys |
| Flat models | New Generation |
| Town and district | Bedok, district 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) |
| Compare it with | the rest of New Upper Changi Road, 4-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 $1,462 for every month of the 51 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 | $138,200 |
| Mortgage interest over 25 years | $159,280 |
| Running costs over the remaining lease | $220,320 |
| Total over the lease | $894,675 |
| Monthly while repaying | $2,147 |
| 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 two sales, which is too few to call a market rate.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 4-room | $463,000 | $370,000–$538,000 | 990 sq ft | 468 | 15 |
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 | $370,000 | 374 psf | 1 |
| 07 to 09 | $485,000 | 490 psf | 5 |
| 10 to 12 | $448,544 | 453 psf | 6 |
| 16 to 18 | $480,000 | 485 psf | 3 |
Year by year
| 2017 | $452,088 | 457 psf | three sales |
| 2018 | $417,500 | 422 psf | two sales |
| 2020 | $370,000 | 374 psf | one sale |
| 2021 | $445,000 | 449 psf | three sales |
| 2022 | $480,000 | 485 psf | one sale |
| 2023 | $490,944 | 496 psf | two sales |
| 2025 | $538,000 | 543 psf | one sale |
| 2026 | $502,500 | 507 psf | two sales |
15 transactions in all, from April 2017 to June 2026. The flat models recorded here are New Generation.