Prices · Bedok · Jalan Tenaga · D05 Pasir Panjang
Block 656 Jalan Tenaga
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What this block is
| Address | Block 656 Jalan Tenaga, Bedok, Singapore 117656 |
| Flat types here | 4-room, 5-room — on the evidence of 18 sales since March 2017, so a type that has never been resold here will not appear |
| Unit sizes | 4-room about 1,119 sq ft, 5-room about 1,356 sq ft (1,119 to 1,356 sq ft across the block) |
| Lease | 99 years from 1996, expiring 2095 — 69 years left |
| Floors that have sold | 1 to 15, so the block stands at least 15 storeys |
| Flat models | Improved, Model A |
| Town and district | Bedok, district 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) |
| Compare it with | the rest of Jalan Tenaga, 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 $1,732 for every month of the 69 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 | $234,084 |
| Mortgage interest over 25 years | $267,827 |
| Running costs over the remaining lease | $298,080 |
| Total over the lease | $1,433,699 |
| Monthly while repaying | $3,365 |
| 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 |
|---|---|---|---|---|---|
| 4-room | $533,500 | $495,000–$572,000 | 1,119 sq ft | 477 | 2 |
| 5-room | $652,150 | $511,000–$920,000 | 1,356 sq ft | 489 | 16 |
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 | $694,004 | 512 psf | 4 |
| 04 to 06 | $605,000 | 441 psf | 4 |
| 07 to 09 | $607,400 | 496 psf | 4 |
| 10 to 12 | $661,500 | 496 psf | 3 |
| 13 to 15 | $675,000 | 502 psf | 3 |
Year by year
| 2017 | $582,000 | 433 psf | three sales |
| 2018 | $550,008 | 406 psf | one sale |
| 2019 | $495,000 | 442 psf | one sale |
| 2020 | $511,000 | 371 psf | one sale |
| 2021 | $631,400 | 489 psf | six sales |
| 2023 | $798,888 | 594 psf | one sale |
| 2024 | $788,000 | 581 psf | one sale |
| 2025 | $879,000 | 648 psf | two sales |
| 2026 | $844,944 | 628 psf | two sales |
18 transactions in all, from March 2017 to Oct 2026. The flat models recorded here are Improved, Model A.