Blk 770 Bedok Reservoir View
Completed 1999 · 17 storeys · 142 flats · 73 years 10 months remaining · 36 resale transactions on record · median household income in Bedok: $9,500/mo
17 storeys · completed 1999
What the record shows
A 5-room here sold for $770,000 in Mar 2026. The same flat type in this block averaged $604,750 in 2021 - a gain of $165,250 - about $91 a day while the owner slept.
In this block, 5-room flats from floor 12 up have sold for a median of $743,500 - $25,600 more than floors 5 and below, same flat type, same block.
This block crosses 60 years remaining in 2039 - the line where CPF usage rules begin tightening 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).
A 5-room on Bedok Reservoir View has already fetched $875,000 - 88% of the way to a million-dollar flat.
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 | $3,600/mo | $3,500–$3,700 | $3,300/mo | - | 3 |
| 5-ROOM | $3,700/mo | $3,300–$3,800 | $3,650/mo | - | 3 |
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 · 22 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 |
|---|---|---|---|---|---|---|
| Mar 2026 | 5 ROOM | 10 to 12 | 115 | $770,000 | $622 | 73y 10m |
| Dec 2025 | 4 ROOM | 16 to 18 | 107 | $760,888 | $661 | 74y |
| Aug 2025 | 5 ROOM | 04 to 06 | 115 | $775,000 | $626 | 74y 04m |
| Aug 2025 | 5 ROOM | 04 to 06 | 115 | $747,000 | $603 | 74y 04m |
| Sept 2024 | 4 ROOM | 07 to 09 | 105 | $755,000 | $668 | 75y 04m |
| Jul 2024 | 5 ROOM | 16 to 18 | 115 | $825,000 | $666 | 75y 06m |
| Mar 2024 | 5 ROOM | 04 to 06 | 115 | $700,800 | $566 | 75y 10m |
| Mar 2024 | 5 ROOM | 04 to 06 | 115 | $735,000 | $594 | 75y 11m |
| Dec 2023 | 4 ROOM | 16 to 18 | 105 | $780,000 | $690 | 76y 01m |
| Jun 2023 | 5 ROOM | 10 to 12 | 115 | $740,000 | $598 | 76y 07m |
| Mar 2023 | 4 ROOM | 13 to 15 | 105 | $620,000 | $549 | 76y 10m |
| Jan 2023 | 5 ROOM | 10 to 12 | 115 | $715,000 | $578 | 77y |
| Jan 2023 | 5 ROOM | 04 to 06 | 115 | $630,000 | $509 | 77y |
| Nov 2022 | 5 ROOM | 13 to 15 | 115 | $662,000 | $535 | 77y 03m |
| Nov 2022 | 5 ROOM | 01 to 03 | 115 | $578,000 | $467 | 77y 02m |
| Jul 2022 | 4 ROOM | 13 to 15 | 105 | $650,000 | $575 | 77y 06m |
| Apr 2022 | 4 ROOM | 04 to 06 | 107 | $580,000 | $504 | 77y 08m |
| Jan 2022 | 4 ROOM | 16 to 18 | 107 | $623,000 | $541 | 78y |
| Oct 2021 | 5 ROOM | 07 to 09 | 115 | $617,000 | $498 | 78y 03m |
| Sept 2021 | 4 ROOM | 10 to 12 | 105 | $562,000 | $497 | 78y 04m |
| Sept 2021 | 4 ROOM | 01 to 03 | 105 | $488,000 | $432 | 78y 04m |
| Aug 2021 | 5 ROOM | 10 to 12 | 115 | $607,000 | $490 | 78y 04m |
| Jun 2021 | 5 ROOM | 01 to 03 | 112 | $550,000 | $456 | 78y 07m |
| Apr 2021 | 5 ROOM | 16 to 18 | 115 | $645,000 | $521 | 78y 08m |
| Feb 2021 | 4 ROOM | 07 to 09 | 105 | $505,000 | $447 | 78y 11m |
| Jun 2020 | 5 ROOM | 10 to 12 | 117 | $645,000 | $512 | 79y 07m |
| Feb 2020 | 4 ROOM | 04 to 06 | 105 | $525,000 | $465 | 79y 10m |
| Nov 2019 | 4 ROOM | 07 to 09 | 105 | $530,000 | $469 | 80y 02m |
| Apr 2019 | 5 ROOM | 07 to 09 | 115 | $590,000 | $477 | 80y 08m |
| Oct 2018 | 5 ROOM | 16 to 18 | 115 | $663,000 | $536 | 81y 02m |
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.
5-room median $56k above this block · 5 vs 4 sales
built 1999 · same generation
5-room median $43k below this block · 3 vs 4 sales
built 2025 · 26 more lease years than this block
5-room median $76k above this block · 4 vs 4 sales
built 1999 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 2.1×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.