Type

Units

Min Area

Price Range

4 BR

1507 sqft

S$1.1M

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1.1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$216K on this acquisition.
Located 13 min (1.09 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?

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717 Bedok Reservoir Road: A Settled HDB Haven Near Bedok Reservoir MRT

Located at 717 Bedok Reservoir Road, this HDB development sits within an established neighbourhood that has matured over decades, creating a stable residential environment favoured by families seeking both space and convenience. The project's proximity to Bedok Reservoir MRT Station—a brisk 13-minute walk or approximately 1.09 kilometres away on the Downtown Line—positions it as an accessible choice for commuters working across the city's business districts and secondary centres. The estate benefits from its location on the eastern flank of Singapore's urban landscape, where the pace of development remains measured yet consistent, and where community bonds have solidified through years of neighbourhood building.

Units at 717 Bedok Reservoir Road typically offer between three and four-bedroom configurations, with four-bedroom units commanding prices from S$1,080,000, positioning them within the mid-to-upper spectrum of the HDB resale market for the East region. Interior layouts across the development tend towards functionality, with floor areas around 1,507 square feet providing genuine living space for families seeking to avoid the spatial constraints of smaller units. The three-bathroom provision in larger units reflects modern standards for household convenience and appeals particularly to upgraders moving from two-bedroom or three-bedroom flats who prioritise bathroom independence for working households or multi-generational arrangements.

Transport Connectivity and Urban Accessibility

The Downtown Line connection via Bedok Reservoir MRT Station represents a critical asset for this development's long-term appeal. This station serves as a gateway to the CBD, with trains reaching Raffles Place in approximately 20–25 minutes, making it accessible for office workers without requiring a car or extended travel times. The line's extension southwestward through Tampines and beyond has also strengthened lateral connectivity across the eastern corridor, allowing residents to reach secondary employment nodes, shopping centres, and entertainment precincts without necessarily routing through the city centre.

Beyond the MRT, the neighbourhood is well served by bus services that radiate throughout the eastern and central regions, providing flexibility for journeys that fall outside the rail network. The proximity to East Coast Road and the broader network of feeder routes means residents enjoy multiple transit options, reducing dependency on private vehicles for most daily needs. This accessibility framework has historically supported strong rental demand in the area, as tenants value the combination of reasonable commute times and neighbourhood amenities.

Neighbourhood Character and Maturity

The area surrounding 717 Bedok Reservoir Road represents a quintessential mature HDB estate, characterised by tree-lined streets, established commercial precincts, and deeply rooted community facilities. Bedok Reservoir itself, just minutes from the development, offers recreational spaces, jogging tracks, and water-based activities that appeal to health-conscious residents and families. The nearby Bedok community centre, schools across multiple levels, and local markets create an environment where daily needs are met within walking distance, reducing reliance on centralised shopping malls for routine errands.

The maturity of the estate translates to stable property values and predictable resale dynamics. Unlike rapidly developing precincts where uncertainty over future infrastructure can cause volatility, this neighbourhood's character is largely defined. For purchasers seeking a low-surprises residential environment, this stability holds appeal, though buyers accustomed to amenity-rich, newly launched developments may find the offering more utilitarian.

Investment and Rental Considerations

For investors evaluating 717 Bedok Reservoir Road, the rental yield profile merits careful analysis against purchase price and financing costs. Four-bedroom units in the area have historically supported monthly rents in the S$3,200–S$3,800 range, though this depends heavily on unit condition, facing, and specific location within the development. At a purchase price around S$1,080,000, this would imply a gross yield of approximately 3.6–4.2% before expenses, which must be evaluated against prevailing mortgage rates, property tax, and maintenance costs to determine true net return. The presence of the MRT station has anchored demand, though the rental market for four-bedroom HDB units remains more niche than smaller units, as tenants are fewer in number and more selective about unit specifications.

The profile of this development as a rental asset appeals primarily to investors with medium-to-long-term horizons who can absorb occasional vacancy periods and view the investment through a capital appreciation lens rather than immediate high yield. The established nature of the neighbourhood suggests steady, moderate appreciation rather than rapid revaluation, making it better suited to patient capital than speculative positions.

Financing and Buyer Suitability

First-time buyers considering 717 Bedok Reservoir Road should evaluate their Total Debt Service Ratio (TDSR) ceiling carefully. At typical four-bedroom pricing, a purchase price around S$1,080,000 might require a down payment of S$216,000 (20%) to access favourable mortgage terms, with the balance financed over 25–30 years at prevailing rates. TDSR limits cap monthly repayments at approximately 55% of gross household income, meaning a household would require combined monthly income of roughly S$7,000–S$8,000 to comfortably service such a mortgage without additional liabilities. First-timers who qualify for HDB housing grants or who have accumulated sufficient CPF savings for larger down payments will find financing more accessible.

Upgraders moving from smaller units will find the four-bedroom layout a genuine step forward, offering the space needed for growing children or ageing parents. The S$1,080,000 price point positions this development as a logical upgrade destination for families currently in three-bedroom units with accumulated equity, particularly if they received their three-bedroom flat in subsidised pricing during the 2000s or early 2010s.

Comparative Positioning Within East Region

When positioned against nearby HDB developments in Bedok and surrounding areas, 717 Bedok Reservoir Road occupies a middle ground in terms of estate age, amenity density, and price positioning. Developments closer to East Coast Road command slight premiums due to their beachside proximity, whilst developments further inland in Tampines or Geylang tend toward lower pricing due to slightly longer commutes to the CBD. The Bedok Reservoir location sits comfortably between these poles, offering good transport access without premium pricing, making it attractive for value-conscious buyers who appreciate MRT proximity.

Long-Term Value Preservation

As an HDB property with a 99-year lease (the standard Singapore tenure), buyers should be aware that resale value appreciation will eventually decelerate as the lease approaches its final decades. Current lease decay is likely minimal for units at 717 Bedok Reservoir Road, but this should be verified against the official lease commencement date. Properties with remaining leases below 50 years typically experience significant downward pressure on valuations, as buyer pools shrink and financing becomes more restrictive. For purchasers intending to hold for 20–30 years, this is not an immediate concern, but it represents a ceiling on the ultimate capital gain achievable from this asset.

The Government's lease extension framework has provided some relief, allowing eligible leaseholders to extend by 30 years, though costs and eligibility criteria should be reviewed directly with HDB. This mechanism has supported long-term confidence in HDB resale values, though it does not eliminate lease decay risk entirely.

Frequently Asked Questions

What is the estimated rental yield for a four-bedroom unit at 717 Bedok Reservoir Road purchased as an investment?

Four-bedroom HDB units in the Bedok Reservoir area have historically commanded monthly rents between S$3,200 and S$3,800, depending on unit condition, facing, and floor level. At a typical purchase price around S$1,080,000, this translates to a gross rental yield of approximately 3.6–4.2% before accounting for property tax, maintenance fees, and void periods. However, the net yield—after deducting all expenses—typically falls to 2.5–3.2%, which should be evaluated against current mortgage rates and the investor's opportunity cost of capital. The rental market for larger HDB units is narrower than for two-bedroom or three-bedroom units, as tenant pools are smaller, meaning investors must be comfortable with longer void periods and more selective tenancy management.

How does the price per square foot at 717 Bedok Reservoir Road compare to recent transactions in the Bedok area?

At a price of approximately S$1,080,000 for a 1,507 square foot unit, 717 Bedok Reservoir Road transacts at roughly S$716–S$720 per square foot. Recent HDB resale transactions in the Bedok area have ranged from S$680–S$750 psf depending on unit type, block location, and floor level, with four-bedroom units typically sitting in the upper half of that range due to their larger footprint and family appeal. The development's price positioning reflects its maturity, MRT proximity, and neighbourhood stability rather than any recent major upgrading or amenity enhancement. Buyers should compare this psf rate against specific competing units in the wider area, as identical HDB blocks can show variance of S$30–S$50 psf based on proximity to commercial nodes, cleanliness of common areas, and block condition.

What Additional Buyer's Stamp Duty (ABSD) applies if I purchase this as a second residential property?

If you are a Singapore Citizen purchasing a second residential property, the Additional Buyer's Stamp Duty is currently 20% of the purchase price, applied on top of standard Buyer's Stamp Duty. On a purchase price of S$1,080,000, this would add approximately S$216,000 to your total acquisition costs, significantly impacting your down payment requirements and cash-on-hand needs. This is distinct from standard Buyer's Stamp Duty at a lower progressive rate, and the 20% ABSD is triggered whenever a Singapore Citizen acquires a residential property and already owns another residential property anywhere in Singapore. Permanent Residents and foreigners face higher ABSD rates (25–30%), making this development less attractive to those cohorts unless held via corporate structures. The ABSD increases the effective cost of property investment considerably and should be factored into all ROI calculations for second-property purchases.

What is the lease decay risk for units at 717 Bedok Reservoir Road, and how will this affect resale value?

HDB units at 717 Bedok Reservoir Road are subject to a 99-year lease from their original date of grant. The current remaining lease length depends on when the block was first completed; for a mature estate in Bedok, this is typically 60–70 years remaining, though this must be verified against HDB records. Lease decay becomes a material concern once the remaining lease falls below 50 years, as buyer pools shrink dramatically and financing institutions become more restrictive in their lending. Properties with 30–40 years remaining typically experience 15–25% valuation haircuts compared to similar blocks with 60+ years remaining. Purchasers planning to hold for 20–30 years should accept that their ultimate resale value may be constrained by lease length, though HDB's lease extension scheme does offer a potential remedy, allowing eligible owners to extend their lease by 30 years at a government-determined price. This extension pathway has provided some assurance to the market, but it does not eliminate the risk entirely and comes with material out-of-pocket costs.

How does proximity to Bedok Reservoir MRT station affect property demand and capital appreciation at this development?

Bedok Reservoir MRT Station (DT30) sits on the Downtown Line, which provides direct connectivity to the CBD in approximately 20–25 minutes and serves as a secondary node for lateral travel across the eastern corridor. This connectivity has historically anchored strong demand for properties within 1.5 kilometres of the station, as commuters value the combination of reasonable travel times and neighbourhood amenities. The MRT presence typically supports 5–10% premium pricing relative to HDB blocks further inland, and it provides a floor under resale values during market downturns, as the transport utility remains constant regardless of economic cycles. Capital appreciation in this area has been modest but steady—typically 2–3% annually over medium-to-long-term periods—reflecting the trade-off between good accessibility and mature neighbourhood saturation. Future announcements regarding line extensions or station improvements could accelerate appreciation, but the current line configuration is mature, so transformational growth is unlikely unless the wider Bedok precinct undergoes major renewal.

Who is the ideal buyer profile for 717 Bedok Reservoir Road—first-timers, upgraders, investors, or others?

This development appeals most strongly to upgraders moving from two-bedroom or smaller three-bedroom units who have accumulated equity and seek the space benefits of a four-bedroom layout without stretching into private residential pricing. Young families with multiple children or multi-generational households also find the four-bedroom configuration practical. First-time buyers at the S$1,080,000 price point must demonstrate combined household income of S$7,000–S$8,000 monthly to service typical mortgage terms comfortably, so this development skews toward established, dual-income households rather than single-earner first-timers. Buy-to-let investors find the development moderately attractive as a long-hold asset, though the 3.6–4.2% gross yield does not excite those seeking immediate income; this profile suits patient, yield-plus-appreciation focused investors. High-net-worth individuals typically bypass HDB developments entirely in favour of private residential or landed properties, making this development irrelevant to ultra-premium buyer segments.

What are typical TDSR and mortgage financing headroom calculations at 717 Bedok Reservoir Road's price point?

At a four-bedroom purchase price around S$1,080,000 with a standard 20% down payment (S$216,000), the financed amount would be approximately S$864,000, spread over a 25–30 year mortgage term. At current interest rates of approximately 3–3.5%, monthly mortgage repayments would be roughly S$4,000–S$4,200, depending on tenure selected. Under HDB's TDSR ceiling of 55%, a household must earn gross monthly income of at least S$7,200–S$7,600 to service this debt comfortably without other liabilities, leaving approximately S$3,200–S$3,600 of monthly borrowing capacity for other commitments. Households with CPF balances sufficient to support larger down payments (e.g. 30% instead of 20%) can reduce monthly repayments to S$3,000–S$3,200, expanding accessibility to households earning S$5,500–S$6,000 monthly. First-time homebuyers may also access CPF housing grants of up to S$80,000, effectively lowering the required down payment and improving overall financing headroom. Prospective buyers should stress-test their serviceability against interest rate rises of 1–1.5 percentage points to ensure resilience during economic cycle shifts.

How does 717 Bedok Reservoir Road compare to nearby competing HDB developments in the Bedok and East region?

Competing HDB developments in close proximity include blocks within Bedok North, Bedok South, and the wider Kampung Melayu area, which offer comparable four-bedroom configurations at prices ranging from S$1,020,000 to S$1,150,000 depending on block maturity and specific location. Developments closer to East Coast Road (such as Marine Parade or Siglap blocks) typically command 5–8% premiums due to beachside proximity and holiday appeal, positioning them 10–15% above 717 Bedok Reservoir Road's pricing. Conversely, developments further inland in Tampines or Geylang trade at 8–12% discounts, reflecting longer commutes to employment nodes and lower amenity density. 717 Bedok Reservoir Road occupies a sweet spot in terms of value positioning—offering genuine MRT accessibility without the beach premium, and superior to distant blocks without commanding an excessive price premium. For buyers prioritising the balance of connectivity, neighbourhood maturity, and value for money, this development competes well, though those seeking either urban convenience or coastal lifestyle will gravitate toward alternatives at either end of the spectrum.

Which unit stacks or floor levels typically offer the best value for money at 717 Bedok Reservoir Road?

Mid-range floors—typically levels 4–12 across HDB blocks—traditionally offer superior value compared to ground-level or top-floor units, as they avoid the noise, security concerns, and potential flooding risks associated with ground floors, whilst avoiding the premium pricing that higher floors command for better views and reduced lift dependency. Within these mid-range floors, units facing less popular directions (e.g. facing carpark areas or less-scenic aspects) typically trade at 3–7% discounts compared to similar units with premium views or enhanced natural light. East and west-facing units on mid-floors often represent optimal value, as they balance cost against livability better than north-facing units, which tend to remain shaded, or south-facing units, which invite excessive heat ingress in tropical climates. Blocks positioned closer to amenities but further from main roads often command slight premiums, but this effect is modest in HDB estates compared to private residential. Buyers seeking maximum value should focus on mid-floor units (5–10) with average orientations in centrally-positioned blocks, as these typically offer 5–10% savings relative to comparable units on higher floors or in more prestigious stack positions, with minimal livability compromise.

What is the future supply pipeline for HDB developments in the Bedok district, and how might this affect 717 Bedok Reservoir Road's appreciation?

The Bedok planning area is largely built-out, with minimal greenfield sites remaining for large-scale new HDB developments, meaning the future supply pipeline in the immediate vicinity of 717 Bedok Reservoir Road is limited. HDB's Housing Development Pipeline typically allocates new supply to less-developed areas in the North (Punggol, Sengkang extensions) and to smaller scattered infill sites across mature estates for selective en-bloc renewal projects. The absence of major new HDB supply in the Bedok area supports medium-to-long-term capital appreciation by restricting competing new inventory, though this benefit is partially offset by the maturity of existing stock and gradual lease decay effects. Any future en-bloc redevelopment initiatives affecting neighbouring blocks could introduce either downside risk (if adjacent blocks are redeveloped, some residents may shift, reducing demand) or upside potential (if larger precinct-wide upgrades are announced). Investors should monitor HDB announcements regarding Bedok-specific renewal initiatives, as these could materially shift the value trajectory of the area. The absence of significant new supply suggests steady rather than rapid appreciation, positioning 717 Bedok Reservoir Road more as a stable wealth-preservation asset than a speculative appreciation vehicle.

[For Sale] Hdb Flat At 717 Bedok Reservoir Road — From S$1.1M