Blk 120 Bedok Reservoir Rd
Completed 1985 · 12 storeys · 88 flats · 58 years 03 months remaining · 20 resale transactions on record · median household income in Bedok: $9,500/mo
12 storeys · completed 1985
What the record shows
In this block, 4-room flats from floor 8 up have sold for a median of $610,000 — $47,500 more than floors 4 and below, same flat type, same block.
This block crossed 60 years remaining in 2024 — the line where CPF usage rules tighten for buyers. In Bedok over the last two years, flats below that line sold at a median 22% below their younger neighbours' PSF (1,733 sales).
Across Bedok, roughly 940 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 — new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months — official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Bedok median | Gross yield | Rented |
|---|---|---|---|---|---|
| 4-ROOM | $3,000/mo | $3,000–$3,000 | $3,300/mo | — | 1 |
Price trend
median PSF by year · ━ this block · ╌ Bedok · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 15 sales — do higher floors really fetch more here?
Every recent sale HDB official record, latest 20
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | 04 to 06 | 104 | $600,000 | $536 | 58y 03m |
| Mar 2026 | 4 ROOM | 04 to 06 | 91 | $555,000 | $567 | 58y 06m |
| May 2025 | 4 ROOM | 10 to 12 | 91 | $630,000 | $643 | 59y 05m |
| Jan 2025 | 4 ROOM | 01 to 03 | 93 | $570,000 | $569 | 59y 10m |
| Dec 2024 | 4 ROOM | 01 to 03 | 104 | $620,000 | $554 | 59y 11m |
| Nov 2024 | 4 ROOM | 10 to 12 | 93 | $590,000 | $589 | 59y 11m |
| Oct 2024 | 4 ROOM | 04 to 06 | 93 | $613,000 | $612 | 60y |
| Sept 2024 | 4 ROOM | 01 to 03 | 91 | $535,000 | $546 | 60y 01m |
| Jun 2024 | 4 ROOM | 07 to 09 | 91 | $570,000 | $582 | 60y 03m |
| Mar 2024 | 4 ROOM | 01 to 03 | 91 | $570,000 | $582 | 60y 06m |
| Jan 2023 | 4 ROOM | 04 to 06 | 91 | $460,000 | $470 | 61y 08m |
| Nov 2022 | 4 ROOM | 07 to 09 | 93 | $475,000 | $475 | 62y |
| Oct 2022 | 4 ROOM | 07 to 09 | 93 | $480,000 | $480 | 62y |
| Aug 2022 | 4 ROOM | 01 to 03 | 91 | $460,000 | $470 | 62y 02m |
| Jan 2022 | 4 ROOM | 04 to 06 | 91 | $441,000 | $450 | 62y 09m |
| Jan 2019 | 4 ROOM | 04 to 06 | 104 | $385,000 | $344 | 65y 08m |
| Nov 2018 | 4 ROOM | 01 to 03 | 91 | $370,000 | $378 | 65y 11m |
| Dec 2017 | 4 ROOM | 07 to 09 | 104 | $435,000 | $389 | 66y 09m |
| Jun 2017 | 4 ROOM | 07 to 09 | 91 | $385,000 | $393 | 67y 03m |
| Mar 2017 | 4 ROOM | 10 to 12 | 91 | $390,000 | $398 | 67y 06m |
Who lives in Bedok
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address — distances computed from official OneMap and LTA records.
Condos nearby
The private premium, measured: the nearest condo trades at 3.1×this block’s PSF.
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