Type

Units

Min Area

Price Range

3 BR

947 sqft

S$499K

Type

Units

Min Area

Price Range

Other

100 sqft

S$850/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$850 to S$499K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$170 on this acquisition.
50% of current units are for sale, from S$499K; 50% are for rent, from S$850/mo.
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 East Singapore

115 Bedok North Road represents an established Housing and Development Board (HDB) address situated in the heart of Bedok, one of Singapore's most mature and family-oriented neighbourhoods. Located approximately 900 metres from Bedok Reservoir MRT Station on the Downtown Line, the development benefits from convenient public transport connectivity that has shaped demand and capital appreciation across the broader Bedok corridor for decades.

The Bedok North Road address positions residents within a well-developed residential zone characterised by stable property values and a long-established community. This maturity offers both security for owners and familiarity with neighbourhood character, though prospective buyers should evaluate their purchase against both the remaining lease tenure and comparative pricing trends across competing HDB blocks in the same district. The development's proximity to Bedok Reservoir station—approximately an 11-minute walk—places it at a moderate distance from the MRT network, a factor that influences daily commute convenience and long-term capital appreciation potential.

Transport and Connectivity

Access to Bedok Reservoir MRT Station (DT30) via a reasonable walking distance provides connectivity to the Downtown Line, linking residents to key employment and commercial zones across Singapore. The Downtown Line serves major districts including Marina Bay, Outram, and Bukit Panjang, making 115 Bedok North Road practical for professionals working in central business areas or along the eastern corridor. Beyond rail transport, the location sits within Bedok's comprehensive bus network, offering multiple routes to nearby shopping centres, schools, and community facilities.

The 900-metre distance to the nearest MRT station positions the development in a sweet spot: far enough to avoid excessive noise and foot traffic, yet close enough that commuters can reach the station on foot in reasonable time. This balance has historically supported steady demand from upgraders and families seeking quieter residential living without sacrificing transport convenience. Prospective buyers should consider their daily commute pattern and assess whether the walking distance aligns with their lifestyle preferences.

Neighbourhood Character and Amenities

Bedok has evolved into one of Singapore's most established residential towns, with extensive infrastructure spanning education, healthcare, retail, and leisure. The area supports numerous primary and secondary schools, medical clinics, and community centres, making it particularly attractive to families with children. The neighbourhood's maturity also means that property values have stabilised relative to newer estates, offering a different risk-return profile compared to growth areas on Singapore's periphery.

Local shopping and dining options cluster around Bedok Centre and nearby commercial nodes, providing residents with convenient access to daily necessities and entertainment. The area also benefits from parks, sports facilities, and community spaces that appeal to active lifestyles. Over several decades, Bedok has established itself as a desirable address for both owner-occupiers and investors, underpinning consistent rental demand and capital growth.

Lease Tenure and Long-Term Investment Outlook

As an HDB property, lease tenure is a critical consideration for all buyers. Most HDB flats are sold with either 99-year or 999-year leases, and the remaining duration directly influences both resale value and mortgage lending criteria. Banks typically impose stricter lending conditions as a lease falls below 60 years remaining, potentially constraining the pool of future buyers and reducing capital appreciation velocity. Prospective purchasers of 115 Bedok North Road should verify the exact remaining lease term for any unit of interest and factor this into their investment horizon.

The Bedok neighbourhood's maturity means that many HDB blocks here were built in the 1980s and 1990s, and some may face lease decay concerns if remaining tenure falls significantly. However, the Government's Selective En Bloc Redevelopment Scheme (SERS) and the Housing and Development Board's ongoing estate rejuvenation programmes provide potential pathways for older estates to unlock value through upgrading or redevelopment. Prospective investors should monitor official announcements regarding any regeneration plans affecting this address and factor such developments into their medium to long-term outlook.

Pricing and Market Positioning

HDB flat prices at 115 Bedok North Road reflect the neighbourhood's established status, proximity to the MRT network, and remaining lease tenure. Pricing tends to be competitive within the Bedok district, often positioned between newer Build-to-Order (BTO) estates on the periphery and premium locations closer to prime employment hubs. The development attracts a broad spectrum of buyers, from first-time purchasers seeking affordable entry into home ownership to upgraders relocating within Bedok and investors targeting stable rental yields.

Market transactions in this postcode typically reflect the balance between supply (limited by HDB's fixed stock) and demand (supported by the mature neighbourhood's popularity). Buyers should conduct comparative analysis across recent sales of similar unit sizes and lease durations in the same block or nearby addresses to assess fair value. The prices quoted for available units represent snapshots rather than fixed benchmarks, as HDB flat values respond to broader market sentiment, interest rate movements, and scheme-related policy changes.

Suitability for Different Buyer Profiles

First-time homebuyers often gravitate towards Bedok HDB flats due to the established neighbourhood's stability, transparent pricing through HDB's market-driven pricing framework, and proven community infrastructure. For upgraders seeking to expand or relocate within the same district, 115 Bedok North Road offers familiarity with the area alongside potential for upsizing to larger unit types. Investors evaluating rental yields find Bedok attractive because of consistent tenant demand from young professionals, families, and expatriates seeking established, well-serviced residential locations.

High-net-worth individuals may find Bedok HDB properties less strategically positioned than private condominiums or landed homes in premium districts, though some investors target HDB for yield and portfolio diversification. The neighbourhood's family orientation and mature infrastructure make it particularly suitable for owner-occupiers planning to remain in the same area long-term, whereas investors focused on rapid capital appreciation might prioritise emerging or rejuvenation-ready estates with stronger growth trajectories.

Investment Considerations and Financing

Buyers using Central Provident Fund (CPF) accumulationto fund an HDB purchase should ensure their remaining service life and CPF balance align with mortgage tenure and purchase amount. For those financing through bank loans, lenders apply Total Debt Servicing Ratio (TDSR) limits of 55%, meaning monthly loan repayment should not exceed 55% of gross monthly income. At typical Bedok HDB price points, a buyer earning S$5,000 monthly might support a loan repayment of approximately S$2,750 monthly, constraining the total purchase amount and necessitating larger down payments.

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, significantly increasing the total cost of acquisition beyond the base price and standard stamp duty. Investors should factor this 20% ABSD liability into their financial planning and expected rental yield calculations to ensure positive cash flow and adequate return on total capital invested. First-time buyers enjoy exemption from ABSD, making Bedok HDB an attractive entry point for new entrants to property ownership.

Competing Developments and Comparative Analysis

The broader Bedok district hosts numerous HDB blocks built across multiple decades, offering prospective buyers a wide choice of comparable properties. Nearby addresses such as Bedok South Road, Bedok Reservoir Road, and blocks within Bedok Central provide alternative options with potentially different lease tenures, floor levels, and unit configurations. Newer Build-to-Order estates in adjacent planning areas (such as Tampines and Changi) offer modern infrastructure and longer lease terms, though often at greater distance from established MRT connections and with less mature surrounding neighbourhoods.

To position 115 Bedok North Road effectively, buyers should compare recent transaction prices (price per square foot or psf basis) for comparable unit types and lease durations across the same block and neighbouring HDB addresses. Such analysis reveals whether units at this address command a premium or discount relative to area benchmarks, informing negotiation strategy and purchase decision-making. Estate age, block condition, accessibility to lift lobbies, and proximity to community facilities all influence relative pricing within Bedok.

Future Outlook and District-Level Supply Pipeline

Bedok's status as a mature estate means that future supply of new HDB flats within the immediate precinct is limited, potentially supporting steady demand and capital appreciation for existing stock. However, the Housing and Development Board's Build-to-Order programmes continue to release new units in adjacent planning areas and expanding districts on Singapore's eastern fringe, offering competition to resale HDB properties in older estates. The broader East Region continues to see infrastructure investment, particularly around transport nodes and commercial hubs, which may influence long-term demand patterns.

Prospective buyers should monitor official announcements regarding any government-initiated upgrading programmes, estate rejuvenation schemes, or longer-term masterplans affecting the Bedok precinct. Such developments could unlock significant value or conversely alter the neighbourhood's character. The maturity of Bedok also means that planning authorities continue to enhance surrounding amenities—including park upgrades, educational facilities, and community spaces—supporting the neighbourhood's appeal to families and long-term residents.

Frequently Asked Questions

What rental yield can investors realistically expect from an HDB flat at 115 Bedok North Road?

Rental yields on HDB properties in Bedok typically range from 2.5% to 3.5% gross, depending on unit size, lease tenure, and current market pricing. A flat purchased for S$400,000 with monthly rent of S$1,000–S$1,200 would generate a gross yield in that range. However, investors must deduct ABSD at 20% (the current rate for Singapore Citizens purchasing a second residential property), property tax, maintenance fees, and allowances for vacancy to calculate true net yield. Bedok's mature and established character supports consistent tenant demand, particularly from young professionals and families, which underpins relatively stable rental income. Investors should model cash flow based on their specific unit price and anticipated rental rate to confirm whether yields justify the capital outlay and financing costs.

How does pricing per square foot at 115 Bedok North Road compare to recent HDB sales in the same area?

Pricing trends across Bedok HDB blocks reflect the estate's maturity, proximity to the MRT network, and remaining lease duration on each unit. Recent transacted psf rates for Bedok HDB flats have typically ranged from S$700 to S$950 psf, depending on lease tenure and unit configuration. Properties with 80+ years remaining lease command higher psf premiums than those approaching the 60-year threshold, as buyers and lenders assign lower risk to longer remaining tenure. To assess whether units at 115 Bedok North Road offer good value, prospective buyers should request transacted prices for comparable units in the same block and nearby addresses, enabling them to benchmark against the asking price. Such comparative analysis is essential for informed negotiation and ensuring purchase price aligns with neighbourhood norms.

What is the Additional Buyer's Stamp Duty (ABSD) impact for second-property buyers at this development?

Singapore Citizens purchasing a second residential property, including an HDB flat at 115 Bedok North Road, incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. For a flat priced at S$450,000, ABSD would total S$90,000, effectively increasing total acquisition cost significantly beyond the base price and standard stamp duty. This 20% ABSD liability must be factored into financing calculations and expected return-on-investment figures for investor buyers. First-time home buyers are exempt from ABSD, making Bedok HDB particularly attractive for owner-occupiers entering the property market. Investors should incorporate the 20% ABSD into their yield modelling and ensure rental income and capital appreciation potential justify the added acquisition cost.

What lease decay risks should I consider, and how does remaining tenure affect resale value at 115 Bedok North Road?

Lease decay represents a significant concern for HDB flat buyers, particularly in established estates like Bedok where many blocks were built in the 1980s and 1990s. As remaining lease tenure falls below 60 years, banks impose stricter lending criteria, maximum loan-to-value ratios decline, and the pool of eligible purchasers shrinks, constraining capital appreciation and resale potential. A flat with only 50 years remaining lease will appeal to fewer buyers than one with 80+ years, directly depressing its market value. Prospective purchasers of 115 Bedok North Road must verify the exact remaining lease term for any unit of interest and factor this into their long-term investment horizon. The Housing and Development Board has signalled openness to selective en bloc redevelopment and upgrading schemes, which could unlock value for affected units, but such schemes are not guaranteed and timelines remain uncertain.

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

The 900-metre distance to Bedok Reservoir MRT Station positions 115 Bedok North Road at an optimal balance: close enough for reasonable commuting convenience (approximately 11 minutes walk), yet far enough to avoid excessive noise and congestion. MRT proximity has historically been a primary driver of demand and capital growth in Singapore's HDB market, and properties within 15-minute walk times of stations tend to outperform those further away. The Downtown Line's connectivity to key employment hubs—including Marina Bay, Outram, and the eastern corridor—supports steady tenant demand for rental purposes and owner-occupier appeal for commuting. However, the relationship between MRT proximity and appreciation is not linear; already-established properties near mature stations like Bedok Reservoir have likely already capitalised much of this advantage, meaning future growth may be more moderate than in emerging areas. Long-term appreciation at this location will depend more on lease tenure, neighbourhood upgrading, and broader market sentiment than solely on MRT distance.

Which buyer profiles—first-timer, upgrader, investor, HNW—is 115 Bedok North Road most suitable for?

First-time buyers find Bedok HDB particularly attractive due to the neighbourhood's stability, transparent pricing, ABSD exemption, and established infrastructure supporting family living. Upgraders within Bedok benefit from familiarity with the area and the option to expand into larger unit configurations while remaining in a known community. Investors gravitate towards Bedok for consistent rental demand from young professionals and expatriates, though gross yields of 2.5–3.5% and the 20% ABSD liability require strong cash flow analysis to justify the investment. High-net-worth individuals may find HDB flats less strategically positioned than private condominiums or landed homes, though some HNW investors target HDB for portfolio diversification and yield. Owner-occupiers planning long-term residence benefit most from Bedok's mature amenities, schools, and community character. The suitability depends on individual financial capacity, investment horizon, and lifestyle preferences; prospective buyers should evaluate 115 Bedok North Road within their broader property strategy.

What are TDSR limits and financing headroom at typical Bedok HDB price points?

The Total Debt Servicing Ratio (TDSR) limit stands at 55%, meaning monthly loan repayment on all housing and non-housing debt should not exceed 55% of gross monthly income. At a typical Bedok HDB purchase price of S$450,000 with 25-year mortgage tenure and current interest rates around 4%, monthly repayment might reach approximately S$2,250, requiring gross monthly income of at least S$4,090 to comply with TDSR limits. A buyer earning S$5,000 monthly has financing headroom of approximately S$2,750 monthly (55% of income), supporting a loan quantum of roughly S$450,000–S$500,000 depending on rate assumptions. First-time buyers should factor in Central Provident Fund (CPF) adequacy to ensure sufficient accrued balance covers down payment and closing costs. Financing constraints may necessitate larger down payments or longer mortgage tenures for lower-income buyers; prospective purchasers should engage banks early to confirm borrowing capacity before making offers.

How does 115 Bedok North Road compare to competing HDB developments in the wider Bedok district?

The Bedok district encompasses numerous HDB blocks built across multiple decades, including addresses along Bedok South Road, Bedok Reservoir Road, Bedok Central, and other precincts. Newer or more recently upgraded blocks may command psf premiums over older estates, whilst blocks with longer remaining lease tenure consistently trade at higher valuations than those approaching the 60-year threshold. Competing developments within Bedok also vary by proximity to secondary amenities (schools, hawker centres, parks), block condition, and lift lobbies serving unit levels. Beyond Bedok, buyers also face competition from Build-to-Order (BTO) estates in adjacent planning areas (Tampines, Changi) offering modern finishes and extended lease terms, though often at greater MRT distance and in less mature neighbourhoods. To position 115 Bedok North Road competitively, prospective buyers should inspect recent sales data for comparable units in the same block and analyse pricing psf against neighbouring addresses. Such analysis reveals whether this address offers relative value or carries a premium.

Which unit stacks or floor levels at 115 Bedok North Road offer the best value proposition?

Floor level and unit stack preferences vary by buyer segment, influencing pricing and absorption rates across the development. Mid-level floors (typically 4–10 storeys) often offer the optimal balance of reasonable street-view access, reduced lift waiting times, and security concerns versus higher floors. Low-corner units may attract discounts due to reduced natural light or privacy concerns, whilst high-floor units command premiums for views and reduced noise. Stack proximity to lift lobbies influences buyer preference; units immediately adjacent to lobbies may face higher foot traffic and noise, whilst units distant from lobbies increase walking distance. South-facing or east-facing units typically yield better natural lighting than north or west aspects, supporting premium pricing. Investors seeking to optimise rental appeal should prioritise units with good natural light, reasonable floor levels (avoiding ground and top floors), and accessible floor plans. Owner-occupiers should view floor levels through personal preference lenses, balancing views, natural light, and accessibility against unit price premiums. Surveying recent transactions across different unit stacks and floors provides insight into value distribution within the block.

What future supply pipeline and estate rejuvenation plans might affect 115 Bedok North Road's long-term value?

Bedok's status as a mature HDB estate means that direct supply of new HDB flats within the immediate precinct is limited, supporting stable demand for resale properties. However, the Housing and Development Board continues to release Build-to-Order units in adjacent planning areas and emerging districts on Singapore's eastern and southern fringes, creating competition for resale stock in older estates. The Government's Selective En Bloc Redevelopment Scheme (SERS) and estate rejuvenation programmes offer potential pathways to unlock value, though such schemes are neither guaranteed nor swift; affected residents should monitor official announcements for any proposals affecting Bedok blocks. The Integrated Land Use Planning initiatives and transport infrastructure investments (such as expansion of regional MRT lines) may enhance district-wide appeal over medium to long terms. Prospective buyers should research whether 115 Bedok North Road or neighbouring blocks feature in any government-announced regeneration plans, which could signal significant value uplift or uncertainty. Long-term capital appreciation will depend on a combination of lease decay management, district-level amenity upgrades, and broader Singapore market dynamics rather than isolated supply-side factors.

[For Sale / Rent] Hdb Flat At Bedok North Road — From S$850