What $500,000 Buys in Bedok: 1,001 Homes
40% of the 2,503 resale flats sold in Bedok over two years went for $500,000 or less. See which flat types and blocks they were.
40.0% of the 2,503 resale transactions recorded in Bedok over the past two years closed at $500,000 or below. That is 1,001 flats in total, at an average of $419,812 each and roughly 69 square metres of floor area.
These flats average 69 square metres with about 53 years of lease remaining. That combination — modest size, long-ish lease — is what keeps them under the half-million line while still being financeable with CPF.
What half a million actually buys
| Flat type | Sales | Average price |
|---|---|---|
| 3 Room | 854 | $417,583 |
| 4 Room | 104 | $474,357 |
| 2 Room | 43 | $332,155 |
Smaller units dominate, as you would expect. Where a 4-room or larger flat does appear under $500,000, it is usually a shorter remaining lease or a less central block rather than a bargain on the same terms as its neighbours.
Blocks where it actually happens
| Block | Street | Sales | Average price |
|---|---|---|---|
| 514 | Bedok North Avenue 2 | 7 | $304,555 |
| 101 | Bedok North Avenue 4 | 3 | $317,000 |
| 113 | Bedok North Street 2 | 4 | $325,000 |
| 535 | Bedok North Street 3 | 9 | $357,765 |
| 20 | Chai Chee Road | 8 | $359,725 |
| 76 | Bedok North Road | 4 | $360,722 |
Per square metre these homes average $6,132, against $6,823 across Bedok as a whole — a 10.1% discount. That difference is what the half-million ceiling buys: less lease, a lower floor or a street further from transport, not a cheaper market.
854 (85%) of the 1001 sales under half a million were three-room flats and 104 (10%) were four-room, at an average of $417,583 and $474,357 respectively. Anything larger is rare at this price: it takes a short lease or a block at the edge of the town to get there.
Towns in this article
Every town links to its live transaction data.