Bedok 2-room HDB resale prices
A 2-room flat in Bedok sold for a median of $325,000 over the 12 months to Oct 2026 — $676 psf on a median of 484 sq ft — across 22 sales in 13 blocks. Half of those sales fell between $310,000 and $330,000.
What 2-room flats in Bedok actually sold for
One sale in ten went below $300,000 and one in ten above $353,000. The cheapest of the 22 was $285,000 and the dearest $420,000 — a spread of 1.5 times inside one flat type in one town, which is most of what a median hides. The lease is the usual reason: these flats have between 51 years and 95 years left.
| Cheapest sale | $285,000 |
| One in ten below | $300,000 |
| One in four below | $310,000 |
| Median | $325,000 |
| One in four above | $330,000 |
| One in ten above | $353,000 |
| Dearest sale | $420,000 |
Every block in Bedok where a 2-room sold
13 blocks, dearest per square foot first. Only 2-room sales count towards these medians, and some of these blocks sold just once in the year — the sales column says which, and a single sale is an anecdote rather than a rate.
- Blk 154ABedok South Road$1027
- Blk 547BBedok North Avenue 1$1015
- Blk 617Bedok Reservoir Road$729
- Blk 113Bedok North Street 2$691
- Blk 114Bedok North Street 2$686
- Blk 535Bedok North Street 3$681
- Blk 534Bedok North Street 3$681
- Blk 620Bedok Reservoir Road$681
- Blk 541Bedok North Street 3$671
- Blk 618Bedok Reservoir Road$671
Show the figures
| Block | Median price | Per sq ft | Size | Lease left | Sales |
|---|---|---|---|---|---|
| Blk 154A Bedok South Road | $420,000 | $1027 | 409 sq ft | 95 | 1 |
| Blk 547B Bedok North Avenue 1 | $415,000 | $1015 | 409 sq ft | 94 | 1 |
| Blk 617 Bedok Reservoir Road | $353,000 | $729 | 484 sq ft | 59 | 1 |
| Blk 113 Bedok North Street 2 | $327,500 | $691 | 474 sq ft | 51 | 2 |
| Blk 114 Bedok North Street 2 | $325,000 | $686 | 474 sq ft | 51 | 1 |
| Blk 535 Bedok North Street 3 | $330,000 | $681 | 484 sq ft | 59 | 3 |
| Blk 534 Bedok North Street 3 | $330,000 | $681 | 484 sq ft | 59 | 1 |
| Blk 620 Bedok Reservoir Road | $330,000 | $681 | 484 sq ft | 59 | 3 |
| Blk 541 Bedok North Street 3 | $325,000 | $671 | 484 sq ft | 58 | 1 |
| Blk 618 Bedok Reservoir Road | $325,000 | $671 | 484 sq ft | 59 | 1 |
| Blk 101 Bedok North Avenue 4 | $306,500 | $633 | 484 sq ft | 51 | 2 |
| Blk 514 Bedok North Avenue 2 | $303,000 | $626 | 484 sq ft | 52 | 4 |
| Blk 106 Bedok North Avenue 4 | $300,000 | $619 | 484 sq ft | 51 | 1 |
- Blk 154A Bedok South Road · $1,027 psf · $420,000
- Blk 547B Bedok North Avenue 1 · $1,015 psf · $415,000
- Blk 617 Bedok Reservoir Road · $729 psf · $353,000
- Blk 113 Bedok North Street 2 · $691 psf · $327,500
- Blk 114 Bedok North Street 2 · $686 psf · $325,000
- Blk 535 Bedok North Street 3 · $681 psf · $330,000
- Blk 534 Bedok North Street 3 · $681 psf · $330,000
- Blk 620 Bedok Reservoir Road · $681 psf · $330,000
- Blk 541 Bedok North Street 3 · $671 psf · $325,000
- Blk 618 Bedok Reservoir Road · $671 psf · $325,000
- Blk 101 Bedok North Avenue 4 · $633 psf · $306,500
- Blk 514 Bedok North Avenue 2 · $626 psf · $303,000
- Blk 106 Bedok North Avenue 4 · $619 psf · $300,000
Why the cheap end of that list is cheap
Before reading the ranking as a map of which blocks are better value, note what else differs along it. The five cheapest blocks for a 2-room here have a median of 52 years of lease left; the five dearest have 59 years. That is the larger part of the gap, and it is not a discount — it is a shorter thing being sold.
2-room flats across Singapore, by town
The same flat type in every town that cleared 20 sales, dearest per square foot first. This is the comparison that holds: a town-against-town ranking of all sales pooled would partly be ranking each town’s flat-type mix, since 2-room flats were 2 per cent of what sold in Bedok.
| Town | Median price | Per sq ft | Median size | Lease left | Sales |
|---|---|---|---|---|---|
| Punggol | $396,400 | $813 psf | 506 sq ft | 91 | 130 |
| Sembawang | $378,000 | $790 psf | 506 sq ft | 92 | 99 |
| Sengkang | $388,000 | $783 psf | 506 sq ft | 93 | 75 |
| Bukit Batok | $380,000 | $776 psf | 506 sq ft | 93 | 90 |
| Hougang | $385,250 | $771 psf | 506 sq ft | 92 | 42 |
| Woodlands | $379,000 | $751 psf | 506 sq ft | 91 | 36 |
| Yishun | $363,000 | $721 psf | 506 sq ft | 91 | 57 |
| Jurong West | $360,000 | $718 psf | 506 sq ft | 90 | 29 |
| Ang Mo Kio | $325,000 | $686 psf | 474 sq ft | 52 | 25 |
| Bedok | $325,000 | $676 psf | 484 sq ft | 59 | 22 |
| Queenstown | $300,000 | $648 psf | 506 sq ft | 50 | 23 |
| Geylang | $289,000 | $619 psf | 484 sq ft | 44 | 22 |
| Toa Payoh | $280,000 | $619 psf | 463 sq ft | 41 | 23 |
| Bukit Merah | $290,000 | $618 psf | 484 sq ft | 44 | 40 |
Bedok is the tenth dearest of 14 towns for a 2-room flat on this measure. The dearest is Punggol at $813 psf, the cheapest Bukit Merah at $618 psf.
2-room flats in Bedok, year by year
Every 2-room sale here since 2017 — 175 in all. The right-hand column counts the blocks that sold, because a change in the median between two years is partly a change in which blocks traded.
| Year | Median price | Per sq ft | Sales | Blocks that sold |
|---|---|---|---|---|
| 2017 | $238,000 | $491 psf | 9 | 7 |
| 2018 | $220,000 | $460 psf | 21 | 10 |
| 2019 | $210,000 | $434 psf | 17 | 9 |
| 2020 | $215,000 | $444 psf | 22 | 10 |
| 2021 | $250,972 | $518 psf | 14 | 7 |
| 2022 | $262,500 | $542 psf | 20 | 10 |
| 2023 | $295,000 | $611 psf | 15 | 10 |
| 2024 | $308,000 | $636 psf | 15 | 7 |
| 2025 | $330,000 | $681 psf | 25 | 11 |
| 2026 | $325,000 | $681 psf | 17 | 11 |
Other flat types in Bedok
Per square foot is the only column that compares across these, and even it reads low for the big flats: a larger flat costs more and less per square foot at the same time.
| Flat type | Median price | Per sq ft | Median size | Sales | Share of town |
|---|---|---|---|---|---|
| 3-room | $416,444 | $569 psf | 721 sq ft | 532 | 38% |
| 4-room | $599,000 | $600 psf | 990 sq ft | 560 | 40% |
| 5-room | $795,000 | $610 psf | 1,302 sq ft | 234 | 17% |
| Executive | $1,000,000 | $641 psf | 1,561 sq ft | 71 | 5% |
Questions
- How much does a 2-room resale flat in Bedok cost?
- The median was $325,000 over the 12 months to Oct 2026, across 22 sales in 13 blocks. Half of those sales fell between $310,000 and $330,000, and the full range ran from $285,000 to $420,000.
- What is the price per square foot of a 2-room flat in Bedok?
- $676 psf, on a median floor area of 484 sq ft. Per square foot is the measure that compares across flat types, and the headline price is not: a larger flat costs more in total and less per square foot at the same time.
- How many 2-room flats sold in Bedok in the past year?
- 22 sales in the 12 months to Oct 2026, across 13 blocks, and 175 since 2017. 2-room flats were 2 per cent of everything that resold in Bedok over those 12 months.
- Which block in Bedok has the cheapest 2-room flats?
- On a per-square-foot median, Blk 106 Bedok North Avenue 4 at $619 psf from one sale, against $1,027 psf at Blk 154A Bedok South Road. Most of that gap is lease rather than discount: the five cheapest blocks have a median of 52 years left and the five dearest 59 years. That cheapest figure rests on a single sale, which is an anecdote rather than a rate.
- Is Bedok expensive for a 2-room flat?
- Bedok is the tenth dearest of 14 towns for a 2-room flat, per square foot. The dearest is Punggol at $813 psf and the cheapest Bukit Merah at $618 psf. The comparison holds the flat type still, because a ranking of towns on all sales pooled would partly be ranking their flat-type mix.
- How much lease is left on 2-room flats in Bedok?
- Between 51 years and 95 years on the flats that sold, with a median of 59 years. An HDB flat is a 99-year lease, so the remaining lease is most of what separates a cheap block here from a dear one.
How this was worked out
Every figure on this page comes from the Housing Board’s resale transaction register on data.gov.sg, retrieved Oct 2026 — 175 sales of 2-room flats in Bedok since 2017, of which 22 sales fell in the 12 months to Oct 2026. These are completed transactions, not listings or asking prices. Medians are medians and never means, a flat type is published for a town only once it clears 20 sales in the year, and no price here is adjusted for inflation.