A series of record-breaking transactions in Bedok have regularly pushed up the resale price ceiling in this HDB town since the start of this year. The latest record-breaking deal involves a four-room flat at Bedok Beacon, which has set a new price high for a resale four-room flat in Bedok.
The 990 sq ft Model A unit at Block 222A Bedok North Drive, between the 16th and 18th floors, changed hands for $1.28 million ($1,293 psf) when it was sold earlier this week. This transaction clears the previous town record for a four-room resale flat by $80,000.
That runner-up transaction also involved a unit in the same block at Bedok Beacon. The 1,001 sq ft flat, between the 10th and 12th floors, fetched $1.2 million ($1,199 psf) when it was sold in August this year.
Resale activity in Bedok has heated up this year as a couple of Build-To-Order projects complete their statutory Minimum Occupation Period (MOP). The removal of the 15-month wait-out period also contributed to the increased buying activity.
In the five-room segment, flats at Bedok South Horizon have pushed the envelope over the past nine months. The record price for a resale five-room flat in Bedok involves a unit which changed hands for $1.54 million last month.
What makes the $1.28M sale at Bedok Beacon stand out?
The first thing that is worth examining is the unit’s floor. The record-setting unit sits between the 16th and 18th floors, in a block that tops out at 17 storeys. This puts the record-setting unit at or very close to the highest floor available in the block, and that almost certainly contributed to the premium price that the buyers were willing to pay.
Another striking thing about the transaction is the size of the unit involved. The record-setting flat is smaller than the runner-up: 990 sq ft versus 1,001 sq ft. In short, a smaller unit on a higher floor outpriced a larger unit nine floors below it by $80,000.
The 500-unit Bedok Beacon was launched during the November 2016 BTO sales exercise, coincidentally the same sales exercise that included Bedok South Horizon - which has also recorded several record-breaking sales this year.
Both of these developments are next to MRT stations - Bedok MRT station on the East-West Line for Bedok Beacon, and Bedok South station on the Thomson-East Coast Line for Bedok South Horizon.
However, Bedok Beacon has the added benefit of being next to Bedok Mall, an integrated development that anchors this part of the town. The development includes the 583-unit Bedok Residences, which sits above Bedok Mall, and the Bedok integrated transport hub.
Bedok Beacon was completed in 2021, and it was one of a handful of ongoing BTO projects whose construction was complicated by the onset of the Covid-19 pandemic. The five-year-old development has about 94 years remaining on its lease.
This long remaining lease also means that the four-room flats at Bedok Beacon have some of the longest tenures available among four-room resale units in Bedok. That lease headroom matters considerably for buyers relying on bank financing, as it sits well clear of the thresholds that can restrict loan tenure or price quantum.
Other Top Sales in Block 222A at Bedok Beacon
| Block | Street | Month | Storey | Size (sq ft) | Price |
|---|---|---|---|---|---|
| 222A | BEDOK NTH DR | 2026-08 | 10 TO 12 | 1,001 | $1,200,000 |
| 222A | BEDOK NTH DR | 2026-10 | 07 TO 09 | 990 | $1,118,888 |
When we examine the transaction data from Block 222A - where the record-setting flat is located - the price trajectory has moved sharply within a short window. In August 2026, a 1,001 sq ft unit on the 10th to 12th floors was sold for $1.2 million ($1,199 psf), but the same month also saw a 990 sq ft unit on the 7th to 9th floors change hands for $1.18 million.
Now the record-setting unit, a 990 sq ft unit near the top of the block, was able to fetch $1.28 million. That is a price increase of $161,112 within less than three months. It’s a significant step up in price expectations over a very short period.
To place the new record in context, here are the five highest four-room resale transactions ever registered in Bedok prior to this sale.
Top 5 Highest Four-Room Resale Transactions in Bedok
| Block | Street | Month | Storey | Size (sq ft) | Price |
|---|---|---|---|---|---|
| 154B | BEDOK STH RD | 2026-07 | 16 TO 18 | 1,001 | $1,190,000 |
| 154B | BEDOK STH RD | 2026-08 | 10 TO 12 | 1,001 | $1,188,000 |
| 153A | BEDOK STH RD | 2026-08 | 13 TO 15 | 1,001 | $1,180,000 |
| 153A | BEDOK STH RD | 2026-09 | 07 TO 09 | 1,001 | $1,180,000 |
| 154B | BEDOK STH RD | 2026-04 | 16 TO 18 | 1,001 | $1,170,000 |
At a glance, the pattern in the resale data is immediately visible. Each of the previous five record sales in the Bedok four-room resale market came from flats at Bedok South Horizon. That BTO project has been the undisputed price leader for this flat type in Bedok for much of 2026.
The new record at Block 222A in Bedok Beacon now shifts the crown to a different part of the town: Bedok North, rather than Bedok South. It is also the first time a four-room resale flat in Bedok has crossed the $1.28 million mark.
It is also worth observing the floor distribution across those five previous records. They span units on the 7th to 18th floors, yet prices are clustered in a narrow price band of $1.170 million to $1.190 million.
The new four-room resale price record of $1.28 million sits $90,000 clear of that previous ceiling, which is a more emphatic step up than the incremental gains seen within Bedok South Horizon.
Most Recent Four-Room Resale Transactions in Bedok
| Block | Street | Month | Storey | Size (sq ft) | Price |
|---|---|---|---|---|---|
| 152A | BEDOK STH RD | 2026-10 | 10 TO 12 | 1,001 | $1,130,000 |
| 222A | BEDOK NTH DR | 2026-10 | 07 TO 09 | 990 | $1,118,888 |
| 114 | LENGKONG TIGA | 2026-10 | 04 TO 06 | 1,119 | $790,000 |
| 772 | BEDOK RESERVOIR VIEW | 2026-10 | 01 TO 03 | 1,130 | $650,000 |
| 165 | BEDOK STH RD | 2026-10 | 10 TO 12 | 893 | $555,000 |
From our analysis, the most recent four-room transactions across Bedok in October 2026 illustrate a widening price gap between older resale HDBs and recently MOP-ed flats.
The two highest October transactions both come from the newer BTO clusters: a unit at Block 152A Bedok South Road at $1.13 million, and another unit at Block 222A at $1.118 million.
After that, prices drop sharply. A 1,119 sq ft unit at Lengkong Tiga fetched $790,000, while a larger 1,130 sq ft unit at Bedok Reservoir View cleared for only $650,000. A unit along Bedok South Road also transacted for $555,000.
Moreover, the gap between the record price of $1.28 million and the median four-room resale price across Bedok over the past 12 months is substantial. The 12-month median resale price stands at $596,888, based on 559 transactions. This means that the record price is $683,112 above that figure, a very wide spread that reflects two very differently positioned public housing flats that operate within the same planning area.
The bulk of those 559 transactions involve older flats with shorter leases and very different locational profiles.
So, what contributed to the record-setting price at Bedok Beacon?
In our view, the most direct explanation for the $1.28 million price at Block 222A is the combination of lease tenure and building age.
At about five years old, Bedok Beacon is one of the newest HDB developments in Bedok, a mature town where the overwhelming majority of the resale inventory was built in the 1980s and 1990s, and carries considerably shorter remaining leases.
For buyers using bank financing, that lease length removes the restrictions that shorter-lease flats can impose on maximum loan tenure and eligible borrowing quantum. That would certainly help a buyer who is preparing to commit close to $1.3 million on the flat.
The unit mix at Block 222A also concentrates demand, since each of the 136 flats in the block is a four-room unit. Thus, the differentiating factors are down to floor, facing, and timing, which gives a top-floor unit a much more attractive proposition that results in a higher price premium.
The local appeal of Bedok Beacon is also plain to see, with its proximity to Bedok Mall and Bedok MRT station enhancing its attractiveness to many types of buyers. The MRT station is also three stops from Changi Airport, and three stops away from Paya Lebar Interchange.
In addition, Bedok Beacon is within 1km of Fengshan Primary School and Opera Estate Primary School. Other primary schools in the vicinity are Bedok Green Primary School, Red Swastika School, St. Anthony’s Canossian Primary School, and St. Stephen’s School.
Demand for recently eligible resale four- and five-room flats in Bedok has been building steadily throughout 2026. The concentration of record-setting transactions at Bedok South Horizon across the middle of the year, followed by this new record at Bedok Beacon, tells us that buyer appetite extends well beyond a single project cluster.
Moreover, the measured but steady increase in the price ceiling, and other top resale transactions, points to consistent underlying demand for premium four-room housing options across the town.
There’s a good chance that next year we will see a new private residential project across the road from Bedok Beacon launch for sale. A consortium of developers - UOL Group, CapitaLand Development, and Singapore Land - submitted the winning bid of $1.42 billion (or, a land rate of $1,537 psf) for a government land sale site along New Upper Changi Road.
That GLS tender also set a record land bid price for a residential development site in the Outside Central Region (OCR).
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