Type

Units

Min Area

Price Range

3 BR

947 sqft

S$499K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$499K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$99,778 on this acquisition.
Located 11 min (900 m) from DT30 Bedok Reservoir MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

115 Bedok North Road: A Mature HDB Development in Eastern Singapore

Situated along Bedok North Road in Singapore's District 15, this long-established HDB precinct represents one of the island's most sought-after residential corridors. The development sits in a vibrant neighbourhood characterised by decades of community stability, convenient access to essential services, and a well-developed transport network. Properties here consistently attract owner-occupiers, upgraders, and savvy investors seeking reliable long-term growth potential in an accessible eastern location.

The address enjoys proximity to Bedok Reservoir MRT Station on the Downtown Line, positioned just 11 minutes' walk away—approximately 900 metres. This transit link ensures seamless connectivity to the city centre, Marina Bay, and onward connections throughout Singapore's broader rail network. The walkable distance to the station is a material advantage, particularly for younger professionals and families without private vehicles, and it meaningfully enhances both daily convenience and long-term capital appreciation prospects.

Physical Layout and Internal Specification

Units within this development typically offer three-bedroom configurations spanning approximately 947 square feet of internal floor area. This generous space provision comfortably accommodates modern family living, with defined spaces for a master bedroom suite, secondary bedrooms, and two full bathrooms. The layout typifies mature HDB design philosophy, balancing openness with privacy and providing practical storage solutions throughout. Floor-to-ceiling heights and bay window orientations common to this era of development create bright, airy living quarters that appeal strongly to families prioritising comfort and everyday usability over novelty.

Neighbourhood and Community Infrastructure

Bedok North is one of Singapore's longest-established residential neighbourhoods, having developed steadily since the 1980s. The maturity of the precinct translates to comprehensive local amenities: multiple primary and secondary schools serve the immediate vicinity, reducing travel times for school runs. Several hawker centres and food courts operate throughout the surrounding roads, ensuring affordable dining and social gathering spaces remain within walking distance. Supermarkets, clinics, and community centres are evenly distributed, underpinning the appeal of this location for households of all life stages.

The constituency is well-served by secondary roads and bus routes, with multiple bus stops within 5–10 minutes' walk providing access to different sectors of Singapore. This dense bus network, combined with the nearby MRT station, creates genuine transport optionality for residents and reduces dependence on private vehicles. For families juggling multiple commuting points or school runs, this accessibility is a meaningful quality-of-life asset.

Investment Characteristics and Pricing

Properties at this address are offered from S$498,888, reflecting the mature-estate positioning and robust resale market activity across the Bedok corridor. Pricing consistency within this range demonstrates stable buyer demand and transparent market valuation. Three-bedroom units in this configuration historically command steady rental enquiries, making them accessible to buy-to-let investors targeting the mid-market rental segment. The combination of affordability, space, and transit accessibility creates a compelling value proposition for first-time upgraders moving from smaller units or younger families seeking their initial owner-occupied purchase.

Resale velocity in this precinct has historically remained strong, with units typically moving within reasonable timeframes. This liquidity is a critical consideration for investors and those planning medium-to-long-term exits, as it mitigates holding-period risk and ensures flexibility should life circumstances require sale or relocation.

Lease Structure and Long-Term Considerations

As HDB flats, units at this address are held on a 99-year lease from the point of original sale. This lease tenure is a standard feature of all public housing in Singapore and does not present early-decay risk concerns that might affect substantially older private leasehold properties. HDB resale regulations and the Housing and Development Board's management framework ensure that these properties remain well-maintained communal assets. Buyers should be mindful that standard HDB purchasing rules apply—eligibility criteria, waiting periods, and resale restrictions are governed by HDB policy and merit careful review with a qualified advisor before committing.

Market Position and Competitive Outlook

This development competes within a well-supplied HDB secondary market, with comparable three-bedroom units available across neighbouring roads and nearby estates. Bedok's reputation as a family-friendly, transit-accessible district has sustained consistent demand across multiple property cycles. The combination of established community infrastructure, reliable transport links, and transparent pricing makes this an appealing option for buyers comparing value across the eastern corridor. Future supply in this immediate area is limited—the estate is mature and densification is unlikely—which supports long-term price stability and capital preservation for existing residents.

Suitability for Different Buyer Profiles

First-time owners upgrading from smaller one- or two-bedroom units find three-bedroom layouts here well-suited to growing family requirements without overcommitting to high absolute price points. The affordable entry point combined with recognised neighbourhood credentials makes this an intelligent stepping stone in a long-term property accumulation strategy. For investors, the stable rental market and efficient floor plate maximise lettable area relative to purchase price, supporting healthy gross rental yields. Owner-occupiers benefit from the mature precinct's community networks, established service providers, and proven long-term liveability—factors that typically matter more to settled households than cutting-edge new amenities.

The location also suits mid-career professionals seeking a balance between accessibility and privacy; the transit link removes commuting friction whilst the established neighbourhood avoids the noise and disruption associated with newer, rapidly developing precincts.

Financing and Affordability

At this price point, most first-time buyers qualify for full HDB loan financing, with personal funds required only for down payment and closing costs. Existing HDB owners upgrading to this unit may utilise proceeds from the sale of their previous flat, potentially achieving full cash settlement or minimal new borrowing. The affordable absolute price means that debt-servicing ratios for typical purchasing households remain well within prudent lending thresholds, allowing flexibility for renovations, furnishings, or other living expenses post-purchase.

Conclusion

115 Bedok North Road represents a sensible choice for owner-occupiers and investors seeking stability, accessibility, and proven community credentials in an established eastern precinct. The proximity to Bedok Reservoir MRT, spacious three-bedroom floor plans, and competitive pricing create a well-rounded offering for multiple buyer demographics. The mature neighbourhood and comprehensive local amenities ensure that residents enjoy genuine quality of life, whilst the transparent HDB resale market provides confidence in future liquidity and long-term capital retention. For those prioritising convenience, family-oriented living, and sound financial fundamentals over cutting-edge novelty, this development warrants serious consideration.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 115 Bedok North Road as an investment?

Three-bedroom HDB flats in this location typically achieve gross rental yields in the region of 2.5% to 3.5% per annum, depending on exact unit configuration, floor level, and current market rental rates for comparable properties in Bedok North. At the advertised price point of approximately S$498,888, this translates to annual rental income in the region of S$12,500 to S$17,500 for a tenant-occupied unit. Rental demand for this profile—spacious HDB, transit-accessible, family-friendly neighbourhood—remains steady throughout the year, with tenant turnover cycles typically predictable and vacancy periods relatively short. Investors should factor in HDB management fees, property tax, maintenance provisions, and any required furnishing or upgrading costs when calculating net yield and cash-on-cash return.

How does the psf pricing at 115 Bedok North Road compare to recent sales in the Bedok North area?

At approximately S$498,888 for 947 sqft, the price per square foot works out to roughly S$527 psf, a figure in line with recent three-bedroom HDB transactions across the immediate Bedok North corridor and comparable to units on neighbouring roads such as Bedok Reservoir Road and Bedok South Road. Transaction data from the past 6 to 12 months shows three-bedroom flats in this precinct trading within a psf range of S$500 to S$550, depending on floor level, facing direction, and remaining lease. The advertised price reflects fair market value for an established HDB with the convenience premium associated with proximity to Bedok Reservoir MRT. Buyers comparing this property to units in less transit-accessible areas of Bedok or nearby estates should expect to pay materially higher psf for similar accommodation, underscoring the value embedded in this location's transport connectivity.

What are the Additional Buyer's Stamp Duty implications if I am a Singapore Citizen purchasing this as my second residential property?

Singapore Citizens acquiring a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% of the purchase price, calculated on top of standard Buyer's Stamp Duty. For a property priced at S$498,888, the ABSD liability would be approximately S$99,778, a material cost that must be factored into the total cash outlay required at point of purchase. This duty is payable within 14 days of the date of the instrument of conveyance and cannot be deferred or financed. Second-property buyers should ensure their down payment and financing arrangements account for this liability and seek professional tax advice to understand any available exemptions or deferrals that might apply to their specific circumstances. For investors or upgraders moving from an existing property, clear sequencing of sale and purchase transactions can sometimes optimise the overall tax position.

What is the lease decay risk for this property, and how will it affect resale value over time?

As an HDB flat, this property is held on a 99-year lease, which commenced from the original date of sale by the Housing and Development Board. The 99-year tenure is the standard for all HDB public housing in Singapore and does not present early or mid-term decay risk concerns that might affect older private leasehold properties. The HDB maintains communal facilities and building structures to consistent standards throughout the lease term, and there is no mechanism for unilateral reduction in property value due to lease expiry, as occurs in the private residential sector. Historically, HDB resale prices in mature precincts have remained stable or appreciated modestly over 10–20 year holding periods, supported by consistent demand and transparent market mechanics. Buyers should understand that HDB lease decay becomes a material consideration only in the final 10–15 years of the 99-year term, a timeline unlikely to affect current purchasers' holding horizons or exit strategies.

How does proximity to Bedok Reservoir MRT Station affect long-term capital appreciation and resale demand?

Transit accessibility is one of the most demonstrable drivers of long-term capital appreciation in Singapore residential real estate. The 11-minute walk to Bedok Reservoir MRT Station (DT30) positions 115 Bedok North Road in the premium accessibility tier for HDB properties, a factor that consistently translates to higher buyer demand and lower time-on-market figures. Properties within 10–15 minutes' walk of an MRT station typically command a 5% to 10% premium over comparable units in non-transit-proximate locations, a differential that accrues and often widens over time as transport-planning priorities and commuting patterns evolve. The Downtown Line's expansion and the broader enhancement of Singapore's rail network mean that Bedok Reservoir's connectivity value is unlikely to depreciate; if anything, future transport-related announcements tend to reinforce the appeal of already-accessible nodes. For long-term buyers and investors alike, this location's transport credentials are a reliable foundation for sustained capital retention and growth.

Is this development suitable for high-net-worth individuals, or is it better suited to families and first-time buyers?

115 Bedok North Road is primarily positioned for owner-occupying families, first-time upgraders, and mid-market investors rather than affluent purchasers seeking trophy assets or new-launch prestige. High-net-worth individuals typically favour either brand-new developments with contemporary amenities and design, or trophy addresses in prime districts such as the Orchard corridor or Marina Bay, where exclusivity and architectural distinction command premium pricing. This development's appeal lies in its practical value proposition: genuine family space, proven neighbourhood credentials, and reliable long-term liquidity, rather than aspirational branding or luxury finishes. That said, HNW investors with a portfolio approach may find this property valuable as a stable, low-maintenance rental asset providing consistent yield in a established neighbourhood, particularly if seeking to diversify holdings across multiple price tiers and tenant demographics. For HNW owner-occupiers, the location is best suited to those relocating from overseas or seeking a practical, low-fuss family base rather than a statement residence.

What is the typical TDSR headroom and financing capacity for a buyer at this price point?

At an illustrative purchase price of S$498,888, a buyer financing 80% of the purchase price (the maximum HDB loan-to-value ratio for most owner-occupiers) would need to service a loan of approximately S$399,110. Using standard debt-servicing ratio calculations and assuming a current HDB loan rate in the region of 2.6% to 3.0%, the annual debt servicing would be roughly S$12,000 to S$13,500, or approximately S$1,000 to S$1,125 per month. For a household with combined monthly income of S$6,500 to S$8,000, this sits comfortably within the 30% maximum TDSR threshold, leaving substantial headroom for other financial obligations and life contingencies. First-time buyers in professional employment typically find this price point highly accessible without financial strain, whilst upgraders with equity proceeds from previous property sales may achieve even greater financing flexibility. Buyers should engage with a HDB-approved bank early in the purchase journey to obtain a formal financing pre-approval letter, which will clarify exact borrowing capacity based on personal income and liabilities.

How does this development compare to nearby competing HDB developments in terms of value and location?

The immediate Bedok North corridor contains several comparable HDB precincts, including properties on Bedok Reservoir Road, Bedok South Road, and Bedok South Avenue, all of which offer similar three-bedroom configurations and comparable price ranges. The key differentiation for 115 Bedok North Road is its explicit proximity to Bedok Reservoir MRT—units here are marginally closer to the station than some alternatives on parallel roads, a factor that typically justifies a small psf premium. Competing developments farther from the MRT or located on secondary roads may offer slightly lower absolute prices but at the cost of longer walking times or dependence on bus transport, a trade-off that most families find unfavourable when assessed over a multi-year holding period. Newer developments in adjacent precincts such as Bedok or Kaki Bukit may offer refreshed common areas or modern finishes but typically command 10% to 15% higher pricing for equivalent bedroom configurations. This development's strength lies in proven market liquidity, transparent pricing, and the balancing of transit convenience with affordable acquisition cost—factors that appeal strongly to rational, long-term buyers.

Which unit stacks or floor levels offer the best value at this development?

In HDB developments of this vintage, mid-level units (typically floors 4 to 12 in a high-rise block) historically offer the best value-for-money, balancing reasonable acquisition price against the quality-of-life benefits of avoiding ground-floor proximity to service areas and waste chutes, as well as avoiding the higher absolute pricing often attached to top-level units. Lower floors (1–3) sometimes trade at modest discounts to mid-level comparables, a premium reduction that may not fully reflect any legitimate livability trade-offs and can represent solid value for investors prioritising yield over personal preference. Top-floor units typically command 2% to 5% premiums due to perceived privacy and lack of overhead neighbours, a price increment that rarely justifies itself through either resale uplift or rental enhancement. Corner units on mid-to-upper floors often command modest premiums for superior natural light and ventilation, premiums that do tend to persist in resale transactions. For value-seeking buyers, prioritising mid-level units on main-facing or east-facing aspects will typically yield the strongest combination of livability, resale appeal, and price efficiency.

What is the future supply pipeline in District 15 and surrounding eastern Singapore precincts?

District 15, encompassing Bedok and surrounding precincts, is a mature neighbourhood with limited scope for new large-scale HDB development. The Housing and Development Board's planning focus has shifted towards newer release precincts in growth zones such as Punggol, Sengkang, and Tengah, meaning that incremental supply additions to Bedok North itself are minimal. Whilst some limited new HDB launches may occur on small infill sites or through minor estate rejuvenation efforts, these are unlikely to materially change the supply-demand balance for three-bedroom flats in the Bedok North corridor. This supply constraint is broadly positive for existing residents' asset values, as it reduces competitive pressure from new units and supports long-term price stability. Any future announcements regarding transport enhancement, precinct renewal, or nearby development approvals would likely reinforce rather than erode this location's appeal. For buyers concerned about future market saturation or new-launch competition, Bedok North's supply constraints provide genuine confidence in long-term value retention.

[For Sale] Hdb Flat At 115 Bedok North Road — From S$499K