Last month, a four-room HDB flat at 220B Bedok Central was sold for $930,000 ($919 psf), making it the third-highest transacted price for four-room flats in Bedok this year. The 1,012-sq ft flat is located on the fourth to sixth storey. The lease for the flat commenced in 2010, leaving it with a long remaining lease of approximately 84 years.
We used our analytics tool, Is it a Good Deal?, to assess the transaction and determine whether the buyer of this 15-year-old flat in District 16 secured a bargain.
Nearby amenities and long remaining lease
Residents of 220B Bedok Central enjoy the convenience of being within walking distance of numerous amenities, including Bedok MRT Station, Bedok Integrated Transport Hub, Bedok Mall, Bedok North Street 1 Market and Hawker Centre, Bedok Interchange Hawker Centre, Bedok Public Library, Heartbeat @ Bedok, Bedok Swimming Complex, and Bedok Sports Hall (see Map 1).
Source: EdgeProp LandLens (as at 14 April 2025)
Parents will also appreciate being located within a 1km radius of four primary schools, namely Bedok Green Primary School, Fengshan Primary School, Red Swastika School, and Yu Neng Primary School (see Screenshot 1).
Source: EdgeProp Is it a Good Deal (as at 14 April 2025)
In addition to having a long remaining lease of approximately 84 years, the transacted price for the four-room flat is lower than that of two nearby projects. However, it is significantly higher than the average price for similar flats in District 16 (see Screenshot 2).
Source: EdgeProp Is it a Good Deal (as at 14 April 2025)
This year’s third highest transacted price for four-room flats in Bedok
Thus far, 122 four-room HDB flats in Bedok have changed hands this year, with prices ranging from $430,000 to $960,000. Hence, the transacted price of $930,000 for the subject flat is on the higher end of the price spectrum.
Of the 122 transactions, only two were above the transacted price of $930,000 for the subject flat. Both flats are also located along Bedok Central, just a short walk from the subject flat (see Map 2). All three flats are part of the HDB project Linear Green @ Bedok.
Source: EdgeProp LandLens (as at 14 April 2025)
One of the neighbouring flats is located at 220C Bedok Central and was sold in January, while the second flat is located at 221C Bedok Central and was sold in February. Both flats fetched $960,000 and have remaining leases of 84 years. However, the flat at 221C Bedok Central has a lower per-square-foot price of $919 psf because it is slightly larger at 1,044 sq ft. The flat at 220C Bedok Central is the same size as the subject flat at 1,012 sq ft and transacted at $949 psf (see Table 1).
Source: EdgeProp Buddy (as at 14 April 2025)
Including the subject flat, there have been six transactions for four-room flats along Bedok Central this year. As mentioned above, two of the flats fetched higher prices than the subject flat, while the remaining three fetched lower prices. Although none of the five neighbouring flats are in the same block as the subject flat, all are part of Linear Green @ Bedok and have remaining leases of approximately 84 years.
Notably, the flat along Bedok Central that fetched the lowest price of $820,000 ($785 psf) took place earlier this month, making it is the most recent transaction. The lower price could be due to its location on the first to third storey, while the subject flat is on a higher level.
Higher than last year’s transacted prices
Last year, 452 four-room flats in Bedok were sold at prices ranging from $475,000 to $930,000. Notably, no four-room flats in Bedok have fetched at least $1 million this year or last year. However, this year’s top price of $960,000 is higher than last year’s peak of $930,000.
A four-room flat at 219A Bedok Central fetched the record-high price of $930,000 ($891 psf) when it was sold in July last year. Another four-room flat at 221C Bedok Central also fetched $930,000 ($919 psf) when it was sold in December but achieved a higher per-square-foot price because of its smaller size (see Table 2).
Source: EdgeProp Buddy (as at 14 April 2025)
This year’s most affordable flat
Among the four-room flats in Bedok that were sold this year, the flat that fetched the lowest price of $430,000 ($476 psf) is located at 42 Bedok South Road. It is within a 1km radius of the subject flat.
Although the flat at Bedok South Road is within walking distance of New Upper Changi Road Market and Hawker Centre, as well as Bedok Green Primary School, it is not within walking distance of any MRT stations (see Map 3). Tanah Merah MRT Station is the nearest station, but it is approximately 900m away.
Source: EdgeProp LandLens (as at 14 April 2025)
In addition to its distance from the MRT station, the flat at 42 Bedok South Road also has a significantly shorter remaining lease of approximately 51 years. The age of the flat could have dampened its transacted price.
Additionally, the flat at Bedok South Road (904 sq ft) is significantly smaller than the subject flat at 220B Bedok Central (1,012 sq ft). Furthermore, it is a low-storey flat located on the first to third storey.
Highest price for four-room flats in Bedok
The average resale price for four-room flats in Bedok surpassed that of five-room flats after 2022. This could be due to a stronger growth of 22.7% since 2022 for four-room flats, compared to the 15.5% growth for their five-room counterparts. However, the strongest growth of 23.6% was recorded by three-room flats.
This year, the average resale price for four-room flats ($627 psf) in Bedok is higher than that of three-room ($607 psf) and five-room ($596 psf) flats in the same town (see Chart 1).
Source: EdgeProp Market Trends (as at 14 April 2025)
The average resale price for four-room flats aged 11 to 20 years in Bedok ($770 psf) is lower than that of their peers in the East Region ($799 psf) and islandwide ($783 psf) (see Chart 2). This could be because such flats in Bedok have experienced the weakest price growth of 17% since 2021, compared to the East Region (25.2%) and islandwide (26.3%).
Source: EdgeProp Market Trends (as at 14 April 2025)
Notably, the subject flat at 220B Bedok Central ($919 psf) transacted at a significantly higher price compared to its peers in Bedok ($770 psf), the East Region ($799 psf), and islandwide ($783 psf).
Few nearby condos
The uncompleted Sky Eden @ Bedok is the only condo within walking distance of 220B Bedok Central. The 99-year leasehold condo achieved a take-up rate of 75% when it was launched in September 2022, and all 158 units have been sold. Sky Eden @ Bedok is located along Bedok Central, adjacent to the subject flat (see Map 4).
There are two other condos located within a 1km radius of the subject flat, namely Bedok Residences, located along Bedok North Drive, and The Tanamera, located along Tanah Merah Kechil Road. Both are 99-year leasehold developments, but The Tanamera is significantly older, having obtained its temporary occupation permit (TOP) in 1994, compared to Bedok Residences (TOP in 2015). The Tanamera (288 units) is also a smaller development compared to Bedok Residences (583 units).
Source: EdgeProp LandLens (as at 14 April 2025)
Like the subject four-room flat, all three condos are located in District 16. While the average resale price for Bedok Residences ($1,961 psf) has consistently trended above that for District 16 ($1,505 psf), the average resale price for The Tanamera ($1,262 psf) has consistently trended below (see Chart 3). This could be due to the age difference of 21 years between the two condos.
Source: EdgeProp Market Trends (as at 14 April 2025)
The average resale prices for Bedok Residences and The Tanamera are above $1,000 psf, while the buyer paid $919 psf for the subject HDB flat at 220B Bedok Central. Furthermore, the average resale price for 99-year leasehold condos in District 16 is also significantly higher than the transacted price for the subject flat.
Conclusion
The higher price paid for the four-room flat at 220B Bedok Central could be attributed to its excellent location near a wide variety of amenities, including Bedok MRT Station, Bedok Mall, and several primary schools. Furthermore, the flat has a long remaining lease of 84 years.
Thus far this year, no four-room flats in Bedok have fetched $1 million or more. However, the transacted price of $930,000 for the subject flat at 220B Bedok Central is at the upper end of this year’s price spectrum for four-room flats in the town. Only two four-room flats in Bedok have fetched more than the transacted price for the subject flat. Both flats are also located along Bedok Central and are a short walk away from the subject flat. Both flats were sold for $960,000 in the first two months of this year.
To learn more about this transaction, and whether it is a good deal, click here.
