Blk 120 Bedok Reservoir Rd

10 filed resale transactions · Bedok · 58 years 03 months of lease left

Median, per square foot
576 psf
Observed range
$536 — $643 psf
S$580k median price

Lease to 2084 · 10 filed transactions

S$580k
Median price
10
Filed transactions
19%
Spread, low to high

HDB Resale Flat Prices (data.gov.sg) · 2023-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month10 months with a sale

Mar '24 · S$570kJul '26 · S$600k

The transactions behind those figures10 of 10

Nothing modelled — these are the filed sales.

104 sqm · storey 04–064 ROOM · New Generation · 2026-07
S$600,000$536 psf
91 sqm · storey 04–064 ROOM · New Generation · 2026-03
S$555,000$567 psf
91 sqm · storey 10–124 ROOM · New Generation · 2025-05
S$630,000$643 psf
93 sqm · storey 01–034 ROOM · New Generation · 2025-01
S$570,000$569 psf
104 sqm · storey 01–034 ROOM · New Generation · 2024-12
S$620,000$554 psf
93 sqm · storey 10–124 ROOM · New Generation · 2024-11
S$590,000$589 psf
93 sqm · storey 04–064 ROOM · New Generation · 2024-10
S$613,000$612 psf
91 sqm · storey 01–034 ROOM · New Generation · 2024-09
S$535,000$546 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

Where it sits in Bedok493 blocks

S$576 psf puts this block in band 4 of 6 for Bedok — 270 of 493 blocks with a filed median went for less.

Skip the map
S$440S$1199median psf, six equal-sized groups in this town
Blk 120 Bedok Reservoir Rd among 493 blocks in the same town. Outline: URA Master Plan planning area. Positions: OneMap. No distance or route is shown — only where things are. Shading is each block’s own median psf from its filed resales, in six equal-sized groups of this town.

What the floor is worth

This block—

Not enough filed sales at both ends of this block to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

BEDOK, typical block+3.6%

Middle of 16 blocks in BEDOK that clear the bar — half fall between +0.5% and +13%. 4 came out negative — high floors sold for less in 4 of them.

Every band in BEDOK, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01 TO 03S$541329
04 TO 06S$566420
07 TO 09S$566372
10 TO 12S$567309
13 TO 15S$555118
16 TO 18S$83315

HDB Resale Flat Prices (data.gov.sg) · accessed 2026-09-10T21:08:48.055Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Kaki Bukit
456m
Primary schools within 1km
2
nearest 114m
Primary schools · straight-line distance
  • Telok Kurau Primary School114m
  • Maha Bodhi School996m on the 1km line
2 more between 1km and 2km
  • Damai Primary School1.4km
  • St. Stephen'S School1.6km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Kaki Bukit456m
  • Bedok North961m
  • Ubi1.1km
Also nearby
  • Hawker centreBedok Reservoir Road Blk 630519m
  • ParkJalan Singa Park332m
  • Preschools6 within 1kmnearest 94m
  • Other schoolsManjusri Secondary School988m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Preschool locations — ECDA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

37blocks within 300m
$537–$595the middle half, per sq ft
$566median of those sales

From 212 filed sales — the 20 most recent at each block, which is all this index keeps.

BlockAwayFiledStoreySizePSF
Blk 115 Bedok Reservoir Rd134m2026-0907–09156 sqm$581
Blk 601 Bedok Reservoir Rd210m2026-0910–12121 sqm$488
Blk 601 Bedok Reservoir Rd210m2026-0904–06121 sqm$488
Blk 105 Bedok Reservoir Rd214m2026-0907–0993 sqm$589
Blk 132 Bedok Reservoir Rd298m2026-0901–0384 sqm$608
Blk 122 Bedok Reservoir Rd144m2026-0810–12103 sqm$577
Blk 672 Jln Damai185m2026-0801–03108 sqm$602
Blk 601 Bedok Reservoir Rd210m2026-0801–03121 sqm$461
Blk 105 Bedok Reservoir Rd214m2026-0807–0970 sqm$577
Blk 105 Bedok Reservoir Rd214m2026-0804–0670 sqm$531
Blk 103 Bedok Reservoir Rd243m2026-0810–1296 sqm$580
Blk 609 Bedok Reservoir Rd291m2026-0804–0667 sqm$582
Blk 107 Bedok Reservoir Rd138m2026-0701–0391 sqm$569
Blk 113 Bedok Reservoir Rd141m2026-0704–0691 sqm$541
Blk 107 Bedok Reservoir Rd138m2026-0607–0993 sqm$559
Blk 113 Bedok Reservoir Rd141m2026-0601–0396 sqm$537
Blk 116 Bedok Reservoir Rd143m2026-0604–0667 sqm$595
Blk 122 Bedok Reservoir Rd144m2026-0610–12103 sqm$541
Blk 116 Bedok Reservoir Rd143m2026-0507–0993 sqm$579
Blk 112 Bedok Reservoir Rd147m2026-0507–09121 sqm$524
Blk 122 Bedok Reservoir Rd144m2026-0404–06103 sqm$469

The 21 most recent are listed, out of 212 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

ApprovedAwayBearingHeightWhat
2024-02-06276m275° W3 storeysProposed new erection of 2 units of 3-storey envelope control corner terrace houses each with attic (& swimming pool o…
This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.
Hear when something is filed here

HDB publishes resale registrations by month, with a lag — so this tells you what the register now shows for Blk 120 Bedok Reservoir Rd, not what happened yesterday. Nothing goes out in a month when nothing was filed.

One click stops it, and stopping deletes the record rather than flagging it. Your address is never sold, never passed on, and never used for anything else. No phone number is asked for and none is stored.

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$580,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$580,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$15,444
Cash in handS$182,140
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.