Type

Units

Min Area

Price Range

3 BR

1259 sqft

S$600K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$600K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$120K on this acquisition.
Located 13 min (1.11 km) 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.

120 Bedok North Street 2: A Landmark HDB Development in East Singapore's Vibrant Hub

120 Bedok North Street 2 stands as a significant residential offering in one of Singapore's most established public housing districts. Located in Bedok, District 15, this HDB development is positioned to serve the diverse needs of owner-occupiers, upgraders, and investors seeking entry to a mature, well-serviced neighbourhood with excellent transport connectivity.

The development's proximity to Bedok Reservoir MRT station—just 13 minutes' walk away—positions residents within convenient reach of the Downtown Line (DT30). This direct link to Singapore's CBD, Marina Bay, and secondary commercial nodes across the island represents a substantial advantage for commuters and working professionals. The MRT connectivity enhances not only day-to-day convenience but also the property's long-term capital appreciation potential, as proximity to mass rapid transit remains a primary driver of HDB valuations in Singapore's resale market.

Location and Neighbourhood Character

Bedok North is characterised by its maturity and comprehensive neighbourhood infrastructure. The area has evolved over decades into a self-contained residential ecosystem, with hawker centres, wet markets, supermarkets, and retail options integrated throughout the precinct. Primary and secondary schools are well represented, making the location particularly attractive to families with dependent children seeking stability and educational convenience.

The broader Bedok corridor benefits from strategic positioning between the city centre and eastern coastal amenities. Residents enjoy straightforward access to Changi Airport via the MRT network, the East Coast Park recreational corridor, and major shopping and entertainment destinations including Bedok Point and surrounding commercial hubs. This combination of local amenities and regional connectivity defines the neighbourhood's appeal across multiple buyer demographics.

HDB Unit Configurations and Market Positioning

The development encompasses a range of unit configurations, accommodating varied household compositions and lifestyle preferences. From smaller units suited to young professionals and first-time buyers through to larger family configurations, the project's diversity ensures broad market appeal. This heterogeneity is particularly valuable in the HDB resale market, where unit mix directly influences overall transaction velocity and pricing resilience.

Pricing at 120 Bedok North Street 2 reflects Bedok's competitive position within the greater eastern zone. The development sits within a price band consistent with recent market transactions in the neighbourhood, making it an accessible option for buyers seeking established locations without premium pricing. The neighbourhood's proven track record of steady capital appreciation, anchored by reliable MRT access and established community infrastructure, underpins confidence in long-term value retention.

Transport Connectivity and Urban Access

Bedok Reservoir MRT station's proximity—approximately 1.11 kilometres from the development—places residents on one of Singapore's most essential transport corridors. The Downtown Line itself has demonstrated consistent traffic growth since its opening, with rising commuter volumes reflecting the line's critical role in connecting the east with Orchard, Marina Bay, and onward regional zones. For property investors and owner-occupiers alike, this connectivity represents a significant quality-of-life advantage and a supportive factor for future valuations.

The wider transport network surrounding Bedok North includes extensive bus services, internal estate roads, and cycling infrastructure, providing multiple commuting options beyond the MRT. This multi-modal accessibility reduces dependency on private vehicle ownership, an increasingly valuable attribute in a city where vehicle ownership entails substantial cost burdens and parking pressures.

Investment Potential and Market Dynamics

HDB flats in mature, well-connected locations such as Bedok North have historically demonstrated resilient resale demand and steady appreciation over medium to long-term holding periods. The combination of transport proximity, neighbourhood maturity, and intrinsic affordability—compared to nearby private condominiums—positions properties at 120 Bedok North Street 2 as practical investment vehicles for yield-focused purchasers. Rental demand in Bedok remains robust, supported by the large working population requiring accessible, affordable accommodation near the CBD.

For owner-occupiers seeking to upgrade from smaller units or first-time buyers establishing footholds in the property market, the development's location and unit range offer practical pathways to home ownership aligned with HDB's stated policy objectives. The estate's maturity—with established resale markets, transparent pricing benchmarks, and predictable buyer demand—reduces uncertainty compared to newer or more remote developments.

Amenities, Facilities, and Lifestyle Integration

Bedok North's establishment as a mature estate means residents benefit from comprehensive community infrastructure developed over decades. The precinct includes multiple hawker centres serving diverse culinary preferences, wet markets, childcare facilities, and recreational spaces integrated throughout the neighbourhood. Community centres and sports facilities operated by the relevant authorities ensure residents have access to structured recreational and social programming.

The development's location within an established estate also means pedestrian-friendly walkways, covered linkways, and internal landscaping that characterise Singapore's better-planned HDB precincts. These features contribute to an environment conducive to daily living without excessive reliance on motorised transport, particularly for essentials and social activities within the immediate neighbourhood.

Comparative Market Position and Resale Outlook

Properties within Bedok North occupy a distinct market segment: they offer HDB ownership advantages—including CPF eligibility, lower acquisition costs, and established resale markets—without the remoteness or newness-related risks that sometimes characterise newer developments on Singapore's periphery. For investors and owner-occupiers evaluating alternative locations across the east, this development presents a balanced proposition combining accessibility, affordability, and proven market depth.

The HDB resale market dynamics in Bedok have demonstrated consistent transaction volumes, reflecting strong underlying demand from both upgraders moving between configurations and investors seeking rental yield. This market depth supports confidence that future disposition of units will not face obstacles common to less-established or more remote areas.

Conclusion

120 Bedok North Street 2 represents a substantive offering for buyers and investors seeking entry to a mature, well-serviced neighbourhood with proven transport connectivity and established community infrastructure. The development's proximity to Bedok Reservoir MRT, comprehensive neighbourhood amenities, and competitive pricing within the district position it as a practical choice for diverse buyer profiles. Whether acquired for owner-occupation, upgrading, or investment purposes, properties at this location benefit from the borough's maturity, the broader east Singapore economy, and Singapore's continued urban development prioritising transit-oriented residential precincts.

Frequently Asked Questions

What is the estimated gross rental yield for HDB units at 120 Bedok North Street 2 if purchased as an investment property?

Gross rental yields for HDB flats in Bedok typically range between 2.5% and 3.5% depending on unit size and current market rental rates, though yields vary with precise unit configuration and lease tenure. A three-bedroom unit in this neighbourhood might attract monthly rent between S$2,200 and S$2,800, translating to gross yields in the 3.0%–3.5% range when purchased at Bedok market rates. However, investors must account for ongoing property tax, maintenance, estate fees, and potential vacancy periods; net yields typically run 1.5%–2.5% after these expenses. The neighbourhood's proximity to the Downtown Line supports consistent demand from working professionals seeking affordable, transit-accessible rental housing.

How does pricing per square foot at this development compare to recent HDB resale transactions in Bedok?

Bedok North has experienced steady price appreciation, with recent transactions in the neighbourhood ranging from approximately S$475 to S$525 per square foot for three-bedroom units, depending on floor level, unit orientation, and specific stack within the precinct. The pricing at 120 Bedok North Street 2 positions units competitively within this range, reflecting market-clearing rates observed across recent Bedok resale transactions. First-time buyers and upgraders benefit from consistent pricing transparency in the Bedok market, where transaction volumes provide reliable benchmarks; this data-richness reduces acquisition uncertainty compared to newer estates. Unit-by-unit variation in per-square-foot pricing remains modest, with primary premiums accruing to higher-floor units and those with superior unit orientation or city views.

What are the Additional Buyer's Stamp Duty implications for second-property purchasers at this development?

Singapore Citizens purchasing a second residential property—whether HDB or private—incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, in addition to the standard Buyer's Stamp Duty of 1%. For a property acquired at S$600,000, ABSD would add S$120,000 to acquisition costs, materially increasing total stamp duty to S$126,000 (inclusive of standard BSD). This 20% ABSD applies whether the first property is retained, sold, or currently mortgaged; the duty is calculated on the property's purchase price at acquisition, regardless of subsequent market movements. Investors evaluating Bedok units should factor this 20% ABSD cost into their total acquisition outlay and expected returns, as the additional duty significantly impacts cash-on-cash returns and payback periods. Exemptions exist for certain specific categories (e.g., transfers between spouses), but second-property purchasers in the standard category face the full 20% ABSD exposure.

What is the lease tenure at 120 Bedok North Street 2, and how does it affect long-term resale value?

HDB flats at this address are held on a 99-year leasehold basis, a standard tenure for Housing and Development Board properties across Singapore. As with all HDB properties, the remaining lease term decays gradually, with implications for property valuations primarily beginning to manifest when the lease falls below 80 years—typically four to five decades from the present. The current development, being a mature estate, has lease tenure broadly consistent with other established HDB precincts; investors should anticipate potential valuation moderation during the final years of the lease (below 20 years remaining), though statutory lease-extension mechanisms and government policies regarding end-of-life HDB properties may offer relief. For practical purposes, owner-occupiers and medium-term investors (five to fifteen-year holding periods) experience minimal lease-decay impact; the 99-year tenure provides ample runway for substantial capital appreciation during typical ownership horizons. Prospective purchasers should, however, seek professional valuation advice if considering very long-term ownership (25+ years), as lease-extension pathways and future policy evolution remain important considerations.

How does proximity to Bedok Reservoir MRT station (DT30) support long-term capital appreciation and demand?

The 13-minute walk to Bedok Reservoir MRT station (DT30) on the Downtown Line provides direct connectivity to Singapore's central business district, Marina Bay, and multiple employment hubs across the island—a proximity that has historically proven one of the most reliable drivers of HDB capital appreciation across Singapore's resale market. Bedok Reservoir station itself has seen substantial commuter growth since the Downtown Line's opening, with rising passenger volumes reflecting the line's critical role in connecting eastern residential areas to high-employment-density zones. Properties within 15 minutes' walk of MRT stations typically command measurable premiums over equivalent units at greater distances, and this price differential persists and often widens during economic upswings. Long-term demand for Bedok units remains robust due to this transport accessibility; working professionals, upgraders, and investors consistently prioritize MRT proximity, and the Downtown Line's centrality to Singapore's transport network virtually guarantees continued demand. The combination of established neighbourhood infrastructure with direct transit access to employment, education, and leisure destinations creates a compelling value proposition that supports appreciation throughout business cycles.

Which buyer profiles—first-timers, upgraders, HNW investors, or rental-focused purchasers—find 120 Bedok North Street 2 most suitable?

First-time buyers benefit substantially from this development's maturity, established resale markets, and affordability relative to private housing; the neighbourhood's MRT accessibility and comprehensive amenities reduce occupancy risk, whilst transparent pricing benchmarks in Bedok support informed purchase decisions. Upgraders moving from smaller one or two-bedroom units to three-bedroom or larger configurations find excellent value in Bedok's competitive pricing and established neighbourhoods; many upgraders specifically seek transit-connected mature estates where family-focused amenities, schools, and childcare are already embedded. Rental-focused investors are well-served by consistent tenant demand from working professionals, the substantial renter population accessing the Downtown Line, and predictable gross yields (2.5%–3.5%) that, whilst modest, are reliable across market cycles. High-net-worth individuals rarely acquire HDB flats as primary residences, though some acquire them as portfolio diversification or held-for-yield investments; HDB's fixed-tenure structure and price ceilings appeal to conservative wealth managers seeking inflation-resistant income streams. The development's broad unit-size range ensures suitability across multiple buyer profiles simultaneously, supporting market depth and transaction resilience.

What TDSR and financing headroom exists at typical price points for units at this development?

For a property valued at approximately S$600,000 within this development, Total Debt Service Ratio (TDSR) considerations centre on a purchaser's existing debt obligations relative to gross monthly income. Banks typically apply a TDSR ceiling of 60% for HDB purchases, meaning total monthly debt servicing cannot exceed 60% of gross monthly income. A S$600,000 HDB purchase financed over 30 years at prevailing rates (approximately 2.7%–3.0%) yields monthly mortgage instalments around S$2,530–S$2,650; for a household to clear TDSR comfortably, gross monthly income should exceed approximately S$4,200–S$4,400, providing headroom for other credit obligations. First-time buyers typically find TDSR assessment straightforward if they carry no existing debt; upgraders with existing mortgages should verify that current liabilities, combined with the new mortgage, remain within TDSR bounds. CPF sufficiency is equally critical; HDB financing rules require CPF balances of at least S$40,000 in the Ordinary Account for a property at this price point. Buyers on moderate incomes (S$5,000–S$8,000 monthly) generally find adequate financing headroom at Bedok prices, though individual circumstances vary; professional mortgage-broking or bank pre-approval is advisable to clarify personal financing parameters.

How does 120 Bedok North Street 2 compare to other HDB developments in the broader Bedok zone?

Bedok's HDB stock spans multiple precincts, including Bedok North (where this development sits), Bedok South, Bedok Reservoir, and Kembangan, each with distinct characteristics affecting pricing and demand. This development benefits from direct MRT proximity (13 minutes to DT30) compared to some more remote Bedok precincts; peripheral locations within Bedok may experience longer MRT walking distances, reducing commute convenience and typically commanding lower per-square-foot valuations. Compared to newer estates in outer-ring locations, Bedok North offers established neighbourhood maturity, proven resale market depth, and comprehensive amenities without the acquisition-timing risk that can affect nascent developments. Versus South Bedok or Kembangan locations, this development's positioning within north Bedok provides comparable pricing whilst offering slightly superior proximity to the city centre via the Downtown Line. The broader Bedok zone has consistently outperformed other far-eastern precincts in recent years due to transport-line connectivity and estate regeneration initiatives; within that competitive context, 120 Bedok North Street 2 occupies a strong mid-tier position—not the absolute most premium Bedok location, but offering substantial value versus remoter alternatives and competitive returns relative to private housing in the district.

Which unit stacks or floor levels offer best value relative to comparable units within this development?

HDB pricing typically reflects a graduated structure whereby lower floors (ground to third storey) trade at modest discounts to mid-to-high floors due to perceptions around privacy, noise, and environmental factors, though absolute discounts vary by stack location within the estate. Mid-floor units (sixth to fifteenth storey) generally command balanced pricing, offering good sunlight and views without the premium pricing of top-floor units; these levels often represent optimal value because buyers pay meaningful discounts versus high floors whilst avoiding ground-floor downsides. Top-floor units (highest available storeys) typically command 5%–8% premiums over mid-floor equivalents, driven by superior light, views, and reduced noise exposure; buyers should evaluate whether these premiums align with personal preferences, as the additional cost may not correspond to equivalent rental uplifts if the property is held as an investment. Corner units and those with prime orientation (north-facing for light, south-facing for reduced heat) command modest premiums; however, these unit-specific attributes are best evaluated during viewings rather than relying on blanket recommendations. The neighbourhood's mature infrastructure means each stack has established desirability; value optimisation is more dependent on individual unit characteristics (orientation, outlook, renovations) than stack location within this development.

What future supply pipeline exists in the Bedok district, and how might new launches affect resale values?

Bedok's HDB supply pipeline over the next five to ten years includes potential Build-to-Order (BTO) launches by the Housing and Development Board in adjacent precincts and surrounding land parcels, though specific timelines and locations remain subject to governmental planning announcements. New BTO supply in nearby locations (Tampines, Kembangan, or outer-Bedok zones) may introduce competitive pressure on resale properties, particularly if newer launches offer superior specifications or contemporary design at comparable or lower prices; buyers considering 120 Bedok North Street 2 should anticipate that such launches could modulate resale appreciation during their launch phases. Conversely, mature HDB precincts such as Bedok North have demonstrated resilience to BTO competition because established neighbourhoods offer immediate occupancy, proven transport connectivity, and integrated community infrastructure that cannot be replicated in nascent developments. The district's ongoing regeneration initiatives—including lift upgrading, estate beautification, and commercial-space refreshment—support long-term amenity enhancement and valuation stability. For medium-term investors (five to fifteen-year horizons), new supply represents a manageable risk; near-term resale appreciation may moderate during periods of active BTO marketing, but long-term fundamentals (transport, neighbourhood maturity, demographic demand) remain supportive. Buyers should monitor Housing and Development Board announcements regarding future Bedok-zone supply and adjust investment expectations accordingly.

Hdb Flat At 120 Bedok North Street 2 — From S$600K