Blk 771 Bedok Reservoir View
Completed 1999 · 17 storeys · 142 flats · 73 years 09 months remaining · 41 resale transactions on record · median household income in Bedok: $9,500/mo
17 storeys · completed 1999
What the record shows
In this block, 5-room flats from floor 12 up have sold for a median of $828,000 - $188,000 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 | $3,500/mo | $3,400–$3,500 | $3,300/mo | - | 4 |
| 5-ROOM | $3,275/mo | $3,000–$3,550 | $3,650/mo | - | 2 |
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 |
|---|---|---|---|---|---|---|
| Apr 2026 | 4 ROOM | 04 to 06 | 105 | $673,777 | $596 | 73y 09m |
| Mar 2026 | 5 ROOM | 10 to 12 | 115 | $795,000 | $642 | 73y 10m |
| Feb 2026 | 5 ROOM | 04 to 06 | 115 | $738,000 | $596 | 73y 11m |
| Jan 2026 | 5 ROOM | 16 to 18 | 117 | $830,000 | $659 | 74y |
| Jan 2026 | 4 ROOM | 13 to 15 | 105 | $800,000 | $708 | 73y 11m |
| Dec 2025 | 4 ROOM | 13 to 15 | 105 | $780,000 | $690 | 74y 01m |
| Aug 2025 | 5 ROOM | 13 to 15 | 115 | $828,000 | $669 | 74y 04m |
| Sept 2024 | 5 ROOM | 13 to 15 | 115 | $835,000 | $675 | 75y 04m |
| Apr 2024 | 4 ROOM | 10 to 12 | 105 | $740,000 | $655 | 75y 09m |
| Apr 2024 | 5 ROOM | 13 to 15 | 115 | $832,888 | $673 | 75y 08m |
| Apr 2024 | 4 ROOM | 04 to 06 | 105 | $630,000 | $557 | 75y 09m |
| Aug 2023 | 5 ROOM | 07 to 09 | 115 | $710,000 | $574 | 76y 05m |
| May 2023 | 4 ROOM | 01 to 03 | 105 | $588,000 | $520 | 76y 07m |
| Jan 2023 | 5 ROOM | 01 to 03 | 112 | $590,000 | $489 | 77y |
| Aug 2022 | 5 ROOM | 10 to 12 | 115 | $668,000 | $540 | 77y 05m |
| Jul 2022 | 5 ROOM | 04 to 06 | 115 | $640,000 | $517 | 77y 06m |
| May 2022 | 5 ROOM | 13 to 15 | 115 | $635,000 | $513 | 77y 07m |
| Apr 2022 | 5 ROOM | 07 to 09 | 115 | $650,000 | $525 | 77y 08m |
| Oct 2021 | 4 ROOM | 10 to 12 | 105 | $562,000 | $497 | 78y 03m |
| Oct 2021 | 5 ROOM | 13 to 15 | 115 | $645,000 | $521 | 78y 03m |
| Aug 2021 | 5 ROOM | 13 to 15 | 115 | $612,500 | $495 | 78y 05m |
| Aug 2021 | 4 ROOM | 16 to 18 | 107 | $600,000 | $521 | 78y 04m |
| Jun 2021 | 5 ROOM | 01 to 03 | 115 | $540,000 | $436 | 78y 07m |
| May 2021 | 5 ROOM | 16 to 18 | 117 | $650,000 | $516 | 78y 08m |
| Jun 2020 | 5 ROOM | 13 to 15 | 115 | $625,000 | $505 | 79y 08m |
| Mar 2020 | 5 ROOM | 13 to 15 | 115 | $591,000 | $477 | 79y 10m |
| Jan 2020 | 4 ROOM | 13 to 15 | 105 | $525,000 | $465 | 79y 11m |
| Oct 2019 | 4 ROOM | 07 to 09 | 105 | $512,000 | $453 | 80y 02m |
| Jul 2019 | 4 ROOM | 10 to 12 | 105 | $498,000 | $441 | 80y 05m |
| Mar 2019 | 4 ROOM | 16 to 18 | 107 | $540,000 | $469 | 80y 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.
5-room median $56k below this block · 4 vs 5 sales
built 2025 · 26 more lease years than this block
4-room median $44k below this block · 10 vs 3 sales
built 2025 · 26 more lease years than this block
4-room median $21k below this block · 6 vs 3 sales
4-room median $15k below this block · 5 vs 3 sales
Condos nearby
The private premium, measured: the nearest condo trades at 2.0×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.