Blk 22 Bedok Sth Ave 1
Completed 1976 · 14 storeys · 156 flats · 49 years 11 months remaining · 33 resale transactions on record · median household income in Bedok: $9,500/mo
14 storeys · completed 1976
What the record shows
A 3-room here sold for $455,000 in Jul 2026. The same flat type in this block averaged $336,000 in 2020 - a gain of $119,000 - about $54 a day while the owner slept.
In this block, 3-room flats from floor 10 up have sold for a median of $435,000 - $54,500 more than floors 4 and below, same flat type, same block.
This block crossed 60 years remaining in 2016 - 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 (1,756 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 |
|---|---|---|---|---|---|
| 3-ROOM | $2,700/mo | $1,800–$3,200 | $2,800/mo | - | 7 |
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 · 24 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 3 ROOM | 07 to 09 | 73 | $455,000 | $579 | 49y 11m |
| Feb 2026 | 3 ROOM | 10 to 12 | 73 | $439,000 | $559 | 50y 04m |
| Dec 2025 | 3 ROOM | 07 to 09 | 73 | $457,000 | $582 | 50y 06m |
| Sept 2025 | 3 ROOM | 13 to 15 | 73 | $435,000 | $554 | 50y 09m |
| Aug 2025 | 3 ROOM | 07 to 09 | 73 | $465,000 | $592 | 50y 09m |
| Jun 2025 | 3 ROOM | 01 to 03 | 73 | $442,000 | $563 | 51y |
| Apr 2025 | 3 ROOM | 07 to 09 | 73 | $480,000 | $611 | 51y 01m |
| Mar 2025 | 4 ROOM | 10 to 12 | 98 | $610,000 | $578 | 51y 03m |
| Aug 2024 | 4 ROOM | 10 to 12 | 98 | $570,000 | $540 | 51y 09m |
| May 2024 | 3 ROOM | 10 to 12 | 73 | $450,000 | $573 | 52y 01m |
| Feb 2024 | 3 ROOM | 13 to 15 | 73 | $450,000 | $573 | 52y 04m |
| Aug 2023 | 3 ROOM | 04 to 06 | 73 | $378,000 | $481 | 52y 10m |
| Jun 2023 | 3 ROOM | 01 to 03 | 73 | $410,000 | $522 | 53y |
| May 2023 | 3 ROOM | 04 to 06 | 73 | $383,000 | $487 | 53y 01m |
| Mar 2023 | 3 ROOM | 04 to 06 | 73 | $395,000 | $503 | 53y 03m |
| Jan 2023 | 3 ROOM | 01 to 03 | 73 | $375,000 | $477 | 53y 05m |
| Oct 2022 | 3 ROOM | 13 to 15 | 73 | $408,888 | $520 | 53y 08m |
| Oct 2022 | 3 ROOM | 10 to 12 | 73 | $405,000 | $515 | 53y 08m |
| Aug 2022 | 4 ROOM | 04 to 06 | 98 | $468,000 | $444 | 53y 10m |
| Jul 2022 | 3 ROOM | 07 to 09 | 73 | $390,000 | $496 | 53y 11m |
| Mar 2022 | 3 ROOM | 04 to 06 | 73 | $340,000 | $433 | 54y 03m |
| Feb 2022 | 3 ROOM | 04 to 06 | 73 | $335,000 | $426 | 54y 04m |
| Nov 2021 | 3 ROOM | 07 to 09 | 73 | $365,000 | $465 | 54y 07m |
| Aug 2021 | 3 ROOM | 10 to 12 | 73 | $355,000 | $452 | 54y 10m |
| Jun 2021 | 4 ROOM | 01 to 03 | 98 | $425,000 | $403 | 55y |
| Jan 2021 | 3 ROOM | 13 to 15 | 73 | $340,000 | $433 | 55y 05m |
| Oct 2020 | 3 ROOM | 04 to 06 | 73 | $317,000 | $403 | 55y 07m |
| Oct 2020 | 4 ROOM | 04 to 06 | 98 | $398,000 | $377 | 55y 08m |
| Aug 2020 | 3 ROOM | 04 to 06 | 73 | $300,000 | $382 | 55y 10m |
| Aug 2019 | 4 ROOM | 07 to 09 | 98 | $380,000 | $360 | 56y 09m |
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.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
3-room median $10k above this block · 9 vs 7 sales
3-room median $55k below this block · 11 vs 7 sales
built 1977 · same generation
3-room median $75k below this block · 9 vs 7 sales
3-room median within $5k of this block
built 1977 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 4.2×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.