Type

Units

Min Area

Price Range

3 BR

1216 sqft

S$1.4M – S$1.5M

4 BR

1216 sqft

S$1.6M

Property Highlights

HDB development with 4 units currently available.
Prices currently range from S$1.4M to S$1.6M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$278K on this acquisition.
Located 17 min (1.45 km) from TE29 Bayshore 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.

152C Bedok South Road: Established HDB Living in a Mature East Coast Neighbourhood

152C Bedok South Road stands as an established housing development in the heart of Bedok, one of Singapore's most sought-after residential districts. This HDB project offers accessible, well-planned living for families and upgraders seeking proximity to essential amenities without the premium pricing of newer developments. The address itself reflects the property's grounding in a neighbourhood that has matured over decades, with a proven track record of community stability and strong residential demand.

The development's location along Bedok South Road positions it within a landscape of established residential blocks, neighbourhood shops, and local services that define this part of East Singapore. Residents benefit from the area's established commercial infrastructure, with wet markets, food courts, and everyday retail within walking distance. The neighbourhood character is distinctly residential yet bustling with activity, reflecting the demographic diversity and economic vitality that characterises established HDB estates.

Transport Connectivity and MRT Accessibility

Bayshore MRT Station lies approximately 1.45 kilometres from the development, achievable via a 17-minute journey on foot or a short bus ride. This station serves the Thomson-East Coast Line (TE29), providing direct connectivity to major business districts, shopping centres, and educational institutions across Singapore. For commuters and families requiring regular travel across the island, this connection substantially reduces journey times compared to relying exclusively on bus networks.

The Thomson-East Coast Line has fundamentally reshaped transport dynamics in this part of East Singapore since its opening, bringing previously underserved areas into the primary MRT network. Properties within reasonable walking distance of this line have consistently attracted upgraders and young families seeking convenience without excessive travel time. The 17-minute walk to Bayshore is manageable for many residents, particularly those within the first few blocks of the development, though bus connections and car travel remain viable for residents in more distant blocks.

Unit Configuration and Living Space

Current offerings within the development feature three-bedroom layouts spanning approximately 1,216 square feet, providing generous proportions typical of HDB five-room or executive flats. This floor area comfortably accommodates family living, with separate sleeping quarters, functional kitchen space, and dual bathrooms that reduce morning congestion in multi-generational households. The three-bedroom configuration represents the mainstream family unit in Singapore's HDB portfolio, bridging the gap between smaller two-room units and larger four- or five-room layouts.

The 1,216 sqft footprint offers flexibility for families at various life stages—young families with children, multigenerational arrangements, and empty nesters seeking space without the upkeep demands of a larger property. This size range also provides scope for personalisation, allowing residents to configure living and dining areas according to their lifestyle preferences. The dual bathrooms reflect modern HDB design standards, addressing the practical realities of household routines and visitor accommodation.

Market Position and Pricing Context

Available units are listed from S$1,488,000, reflecting the development's position within Bedok's established market dynamics. This price point positions 152C Bedok South Road in the mid-range of HDB resale offerings in this district, balancing the convenience of MRT proximity against the reality that newer fringe estates or developments further from major transport nodes command different valuation premiums. Buyers should contextualise this pricing within recent comparable transactions for three-bedroom HDB units in the surrounding Bedok locality, accounting for factors such as unit floor level, building age, and proximity to facilities.

The development's valuation has been shaped by its location history, the maturity of surrounding infrastructure, and the ongoing demand from families seeking established neighbourhoods. Unlike properties in growth corridors where capital appreciation may be driven by infrastructure pipeline announcements, 152C Bedok South Road competes primarily on the fundamentals of location, transport access, and lifestyle suitability. For investors and upgraders, this represents a stable market segment with proven demand and minimal speculative volatility.

Investment Considerations and Financing

Prospective buyers should evaluate their financing position relative to the development's prevailing prices. At typical price points seen in this development, total debt servicing ratio (TDSR) considerations become relevant for buyers using mortgage facilities, with lending institutions typically requiring that total monthly debt obligations not exceed 60% of gross monthly income. First-time buyers accessing Central Provident Fund (CPF) savings benefit from simplified schemes, whilst upgraders and investors should account for Additional Buyer's Stamp Duty implications.

For Singapore citizens purchasing a second residential property, Additional Buyer's Stamp Duty is levied at 20% on the purchase price, substantially increasing the effective acquisition cost. This duty applies to both owner-occupiers and investors, making the true cost of acquisition considerably higher than the listed unit price. Prospective second-property buyers should factor this duty into their financial planning, as it affects both their net equity position and ongoing cash flow requirements if the property is held as an investment.

Neighbourhood Character and Amenities

Bedok has evolved into one of Singapore's most established residential precincts, with a fully developed amenity ecosystem supporting daily living. The neighbourhood surrounding 152C Bedok South Road includes primary and secondary schools, community centres, sports facilities, and healthcare services that define the infrastructure of a mature estate. The East Coast is home to several hawker centres and food establishments catering to diverse palates, with neighbourhoods nearby offering both traditional and contemporary retail offerings.

The area's maturity also means that major infrastructure investment has been largely completed, creating a stable environment for long-term residents. Community bonds in established neighbourhoods often run deeper than in newer developments, with family networks and social structures providing informal support systems. For families prioritising stability, established neighbourhood character, and proximity to grandparents or extended family already resident in Bedok, this development's location offers genuine practical advantages.

Long-Term Market Dynamics and Resale Outlook

Properties in the Bedok locality have maintained relatively stable valuations over the long term, with strong underlying demand from families seeking affordable, conveniently located family homes. The HDB resale market in this district reflects genuine owner-occupier demand rather than speculative investment cycles, creating a foundation of stable pricing. However, like all leasehold properties, units at 152C Bedok South Road will experience lease decay over extended periods, with resale appeal gradually diminishing as the lease duration shortens below 50 years.

For buyers with a medium-term ownership horizon (10–20 years), lease decay typically does not materially impact resale value or marketability, as the property remains well within the optimal window for resale demand. However, buyers acquiring properties in older buildings should explicitly consider their intended holding period and eventual resale timeline when evaluating long-term financial suitability. The development's established location and strong neighbourhood fundamentals provide a degree of insulation against wider market downturns, though individual unit condition and configuration ultimately drive specific resale performance.

Suitability Across Buyer Profiles

152C Bedok South Road appeals to diverse buyer profiles within the HDB market. First-time buyers seeking to own rather than rent benefit from the neighbourhood's stability and the elimination of ongoing rental obligations, though affordability and financing capacity remain critical considerations at this price point. Upgraders trading up from smaller units or relocating to Bedok for lifestyle or family reasons find the three-bedroom configuration and neighbourhood character aligned with established family living patterns.

Investors viewing HDB resale properties as yield-generating assets should assess rental demand in the Bedok locality and run detailed calculations on prospective rental income against acquisition costs (including stamp duty and maintenance contributions). The area's strong owner-occupier demand typically translates into reliable tenant availability, though rental yields on HDB properties generally remain modest compared to risks associated with property investment. Empty nesters downsizing from larger family homes may also find the unit size and neighbourhood accessibility appropriate for reduced household composition.

Frequently Asked Questions

What is the estimated rental yield for units at 152C Bedok South Road if purchased as an investment property?

Estimated rental yields for HDB three-bedroom units in the Bedok locality typically range between 2.5% and 3.5% per annum, though actual yields depend on individual lease length, unit configuration, and achieved monthly rental rates. At the stated price point of S$1,488,000, a mid-range monthly rental of S$3,500 to S$4,200 would yield approximately 2.8% to 3.4% annually before accounting for property tax, maintenance contributions, and agent commissions. Investors should factor in the 20% Additional Buyer's Stamp Duty for a second residential property purchase (adding approximately S$297,600 to acquisition costs), which materially affects net yield calculations and the breakeven timeframe for investment returns. Rental demand in established Bedok neighbourhoods remains stable due to the area's proximity to transport and amenities, providing a reliable tenant base, though HDB yields are generally modest compared to private residential or commercial property alternatives.

How does the price per square foot at 152C Bedok South Road compare to recent HDB transactions in Bedok?

At S$1,488,000 for approximately 1,216 sqft, 152C Bedok South Road reflects a price per square foot of approximately S$1,223 psf, positioning it within the mid-range for recent three-bedroom HDB resale transactions in the Bedok area. Comparable sales data for established HDB properties in the locality suggests a range between S$1,100 and S$1,350 psf depending on building age, unit floor level, and proximity to MRT stations, so this development sits comfortably within market expectations. Properties closer to major transport nodes or in newer builds command slightly higher psf valuations, whilst older blocks or those further from primary amenities typically transact at the lower end of this spectrum. Prospective buyers should conduct detailed comparisons of recent Block data on the Urban Redevelopment Authority website or through local property databases to verify current market rates and ensure purchase decisions are informed by transaction evidence rather than list prices alone.

What is the Additional Buyer's Stamp Duty impact for a Singapore citizen purchasing this property as a second residential property?

Singapore citizens acquiring a second residential property (whether as owner-occupier or investor) are subject to Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. For a unit priced at S$1,488,000, this duty equates to S$297,600, increasing the total acquisition cost to approximately S$1,785,600 exclusive of valuation fees, legal conveyancing, and other transaction costs. This substantial duty significantly impacts the financial viability of investment strategies and substantially increases the cash deposit required at the point of purchase, affecting both liquidity and leverage available through mortgage financing. Second-property buyers must carefully account for this duty within their overall financial planning, as it substantially alters the effective yield and payback timeline of property investment compared to owner-occupiers purchasing their first residential property.

Is lease decay a material concern for resale value and marketability at 152C Bedok South Road?

Lease decay is a long-term consideration for HDB properties, but its impact on resale value depends on the current lease duration of individual units and the buyer's intended holding period. Units with remaining lease duration above 50 years generally do not experience material resale value deterioration within a 10–20 year ownership horizon, as demand from owner-occupiers remains robust within this window. However, properties with leases approaching the 50-year threshold or below encounter reduced buyer interest from financial institutions and investors, which can compress valuation and limit the buyer pool at resale. For buyers with a medium-term ownership horizon (10–20 years), lease decay is unlikely to materially affect their exit strategy or resale proceeds, but purchasers intending to hold the property beyond 25–30 years should explicitly evaluate the lease timeline and plan for eventual sale before decay becomes a limiting factor.

How does proximity to Bayshore MRT Station affect property demand and long-term capital appreciation at this development?

The Thomson-East Coast Line's opening fundamentally reshaped transport connectivity for this part of East Singapore, and properties within reasonable walking distance of Bayshore MRT Station have consistently benefited from increased demand from commuters and families prioritising transport convenience. The 17-minute walk to the station from 152C Bedok South Road makes it accessible without excessive daily travel burden, positioning the development favourably relative to properties requiring 25+ minute journeys to the nearest MRT station. This improved connectivity typically supports steady demand for resale units and provides a degree of protection against broader property market downturns, as transport-linked locations retain value more consistently than fringe developments. However, the boost to capital appreciation from MRT proximity is typically captured within the first 3–5 years following line opening, so new buyers should not anticipate further outsized capital gains purely from transport infrastructure improvements that have already been fully priced into current market values.

Which buyer profiles are best suited to purchasing at 152C Bedok South Road, and which should look elsewhere?

First-time buyers with stable incomes, accumulated CPF savings of at least 20% of the purchase price, and a 10+ year ownership horizon find HDB three-bedroom units in established neighbourhoods like Bedok highly suitable for transitioning from rental to ownership. Upgraders relocating from smaller units or seeking family living arrangements also benefit from the stable neighbourhood character, established amenities, and realistic pricing relative to newer fringe developments. Investors should conduct detailed yield analysis accounting for the 20% ABSD duty and recognise that HDB rental yields are modest, so this investment profile suits those seeking stable, long-term cash flow rather than rapid appreciation. Buyers with very short ownership horizons (less than 5 years), first-time buyers without sufficient CPF or savings for the deposit, or investors seeking high-yield returns should likely explore alternative property types, as HDB resale prices and yields may not align with their objectives.

What are TDSR and financing headroom considerations at the stated price point for this development?

At typical price points around S$1,488,000, prospective mortgage applicants will face TDSR assessments where total monthly debt obligations (including the new mortgage, credit cards, personal loans, and car financing) must not exceed 60% of gross monthly income. For a 25-year HDB mortgage at prevailing interest rates (typically 2.5–3.5%), the monthly instalment approximates S$6,500–S$7,200 depending on the mortgage term and individual interest rate offered by the lending institution. A buyer requiring this payment to represent no more than 30–40% of gross monthly income would need monthly earnings of approximately S$16,250–S$21,700, suggesting an annual household income in the region of S$195,000–S$260,000 to comfortably service the mortgage without TDSR stress. First-time buyers using CPF for down payments benefit from lower effective mortgage amounts, whilst second-property buyers should account for the 20% ABSD duty when calculating total acquisition costs and financing requirements.

How does 152C Bedok South Road compare to nearby competing HDB developments in terms of location and pricing?

The Bedok locality encompasses several established HDB developments of varying building ages and configurations, with competing properties typically located within 800 metres to 2 kilometres of 152C Bedok South Road. Newer or recently upgraded estates in the immediate vicinity may command modest pricing premiums (5–10% higher psf) due to fresher facilities and reduced building age, whilst older blocks or those further from Bayshore MRT Station trade at discounted valuations (5–10% lower psf). The three-bedroom unit configuration at 152C Bedok South Road is a mainstream category across Bedok's HDB portfolio, so buyers effectively have multiple alternative blocks offering similar unit types and neighbourhood access, creating competitive market dynamics where individual pricing reflects subtle differences in unit condition, floor level, and precise MRT walking distance. Prospective buyers should survey multiple comparable blocks and recent transaction data to ensure they are not paying a premium relative to market rates, particularly if the individual unit shows cosmetic wear or sits on an unfavourable floor level.

Which unit stack or floor levels represent the best value proposition within this development?

Within HDB developments, mid-range floors (typically the 7th to 20th storeys) often represent optimal value, balancing reduced prices relative to higher floors with avoidance of ground-floor or low-storey disadvantages such as noise, reduced natural light, and security concerns. Lower floors (3rd–6th storey) typically transact at 5–10% discounts relative to mid-range units, making them attractive for budget-conscious buyers willing to tolerate slightly reduced privacy and views in exchange for tangible savings. Higher floors (above the 25th storey) command premiums due to enhanced views, reduced noise, and perceived prestige, though these premiums often exceed improvements in objective living quality and may not be fully recovered at resale, particularly if the building ages significantly. For most family buyers, mid-range floors represent the optimal balance of affordability and liveability, whilst investors should scrutinise actual transaction data for the specific blocks they are considering to identify floor-related pricing patterns and ensure they are not overpaying for premium positioning.

What future supply pipeline or infrastructure developments in Bedok might affect property values at 152C Bedok South Road?

The Bedok locality is a fully developed residential precinct with most major HDB blocks constructed several decades ago, meaning significant new supply additions are unlikely unless URA initiates selective en bloc acquisitions and redevelopment of older estates (a process that typically occurs only after 30+ years). However, future improvements to the Thomson-East Coast Line (such as station enhancements or service frequency increases) could modestly strengthen demand for properties near Bayshore MRT, whilst any announced plans for East Coast Parkway upgrades or new commercial developments would be monitored closely. The area's maturity means that long-term value drivers are more likely to be incremental (marginal demand improvements, gradual transport enhancements) rather than transformational infrastructure booms that reshape neighbourhood character. Prospective buyers should factor in the stability and predictability of the established Bedok environment, recognising that significant upside from infrastructure announcements is unlikely, though downside risks are also minimal given the area's proven resilience and strong underlying owner-occupier demand.

Hdb Flat At 152C Bedok South Road — From S$1.4M