HDB town scorecard · rubric v0.2

Bedok

HDB Town / Resale scorecard

B+

70/100

75% measured

Carried by upgrader equity unlock (4.0/5); capped by price trend & momentum (3.0/5).

Best for: Upgraders timing an MOP exit in a liquid, momentum town.

Overall70B+

the headline rubric: trend, equity, liquidity, supply, step-up

Value60B-

$637 psf — 42th pctile of 26 towns · private next door 2.43x pricier

Investment51C

11.8% 2yr momentum · 1327 txns/12mo · ~55yr median lease left

The rubric

How we rate →

Price Trend & Momentum
25%
computed
3.0/5
11.8% 2yr psf growth ($569->$637)
2yr town avg-$psf growth; anchor p25=9.8 med=12.3 p75=13.7
Upgrader Equity Unlock
20%
computed
4.0/5
$676,156 avg 4RM
avg 4-room resale price (equity-to-port proxy)
Transaction Liquidity
15%
computed
4.0/5
1327 txns / 12mo
trailing-12mo resale volume; med across towns ~929
Future Supply Pressure
15%
manual · awaiting data
3.0/5
Awaiting data — neutral placeholder. needs HDB BTO/SBF pipeline scrape (DATA_SOURCES Tier1)
Step-Up Gap to Private
15%
computed
4.0/5
2.43x ($1545 D16 private resale / $637 HDB)
private/HDB psf multiple; lower=easier step-up
Sentiment Signal
10%
manual · awaiting data
3.0/5
Awaiting data — neutral placeholder. manual aggregated overlay (Tier3 fragile layer)

Strongest: Upgrader Equity Unlock · Weakest: Price Trend & Momentum. Each category is scored 0–5 against public anchors, multiplied by its weight and scaled to 100.

Key facts

Resale transactions (12 mo): 1,327
Avg resale price: $619,975
Avg resale price psf: $637 psf
Data through: Oct 2026

Data coverage

75%

75% of this rating’s weight is measured from data. The rest is a clearly-labelled placeholder or estimate — never silently blended in.

computed: — fully measured from source data (full coverage credit)
partial: — real but proxy signal (half credit)
inferred: — estimate, dampened toward neutral (no credit)
manual: — neutral 3.0 placeholder awaiting data (no credit)

Pins: rated private launches in this town's comparison districts and this town's rated HDB blocks (smaller markers) — tap one to open its scorecard.

Price history

median $psf by month

Median resale $psf per month across the town, from HDB resale registrations. Thin bars show monthly transaction counts.

median resale $psf
transactions / month
trend extrapolation — not a forecast

Blocks in this town

466 rated blocks

Every Bedok block with at least 8 resales since 2017, scored on the same rubric. Sort by score, price, lease runway, or the value / investment lenses; tap a block for its full scorecard.

Sort by

#	Block	Grade	Score	$psf	Lease	Value	Invest
1	Blk 613B Bedok Reservoir Rd	B+	74	627	~71yr	D+	A+
2	Blk 762 Bedok Reservoir View	B+	73	683	~73yr	D+	A
3	Blk 671 Jln Damai	B	70	424	~69yr	A+	B-
4	Blk 146 Bedok Reservoir Rd	B	69	603	~59yr	B-	A-
5	Blk 670 Jln Damai	B	68	607	~69yr	B-	B+
6	Blk 94D Bedok Nth Ave 4	B	68	447	~66yr	A+	B+
7	Blk 748B Bedok Reservoir Cres	B	67	914	~87yr	D	A
8	Blk 665 Jln Damai	B	67	674	~69yr	D+	B+
9	Blk 115 Bedok Reservoir Rd	B	66	601	~58yr	B-	A-
10	Blk 611 Bedok Reservoir Rd	B	66	537	~66yr	A	B
11	Blk 761 Bedok Reservoir View	B	66	676	~73yr	D+	B
12	Blk 765 Bedok Reservoir View	B	66	694	~73yr	D+	B+
13	Blk 103 Bedok Reservoir Rd	B	65	589	~58yr	B-	A
14	Blk 531 Bedok Nth St 3	B	65	475	~52yr	A+	B
15	Blk 127 Bedok Reservoir Rd	B-	65	595	~59yr	B-	B+
16	Blk 147 Bedok Reservoir Rd	B-	65	595	~60yr	B-	B
17	Blk 620 Bedok Reservoir Rd	B-	65	627	~59yr	D+	B
18	Blk 657 Jln Tenaga	B-	65	613	~69yr	D+	A-
19	Blk 659 Jln Tenaga	B-	65	633	~69yr	D+	A-
20	Blk 766 Bedok Reservoir View	B-	65	661	~73yr	D+	B
21	Blk 807B Chai Chee Rd	B-	65	751	~89yr	D	A+
22	Blk 118 Bedok Reservoir Rd	B-	64	559	~58yr	B+	B
23	Blk 119 Bedok Reservoir Rd	B-	64	565	~58yr	B+	B
24	Blk 621 Bedok Reservoir Rd	B-	64	541	~56yr	A	C-
25	Blk 667 Jln Damai	B-	64	615	~69yr	D+	B
26	Blk 672 Jln Damai	B-	64	605	~69yr	B-	B-
27	Blk 151 Bedok Reservoir Rd	B-	63	665	~61yr	D+	B+
28	Blk 431A Bedok Nth Rd	B-	63	922	~94yr	D	A+
29	Blk 807C Chai Chee Rd	B-	63	813	~89yr	D	A
30	Blk 808C Chai Chee Rd	B-	63	840	~89yr	D	A
31	Blk 133 Bedok Reservoir Rd	B-	63	569	~60yr	B-	B+
32	Blk 430A Bedok Nth Rd	B-	63	934	~94yr	D	A+
33	Blk 509 Bedok Nth St 3	B-	63	520	~52yr	A+	C+
34	Blk 625 Bedok Reservoir Rd	B-	63	404	~54yr	A+	C
35	Blk 632 Bedok Reservoir Rd	B-	63	512	~55yr	A+	C+
36	Blk 747C Bedok Reservoir Cres	B-	63	967	~87yr	D	A
37	Blk 110 Bedok Reservoir Rd	B-	62	565	~58yr	B+	C+
38	Blk 131 Bedok Reservoir Rd	B-	62	582	~60yr	B-	B-
39	Blk 136 Bedok Reservoir Rd	B-	62	653	~61yr	D+	B+
40	Blk 153C Bedok Sth Rd	B-	62	1,009	~95yr	D	A+
41	Blk 154A Bedok Sth Rd	B-	62	948	~95yr	D	A+
42	Blk 154B Bedok Sth Rd	B-	62	1,119	~95yr	D	A+
43	Blk 186A Bedok Nth St 4	B-	62	859	~91yr	D	A
44	Blk 613A Bedok Reservoir Rd	B-	62	612	~71yr	D+	B+
45	Blk 623 Bedok Reservoir Rd	B-	62	576	~54yr	B-	C+
46	Blk 650 Jln Tenaga	B-	62	559	~69yr	B+	C+
47	Blk 747A Bedok Reservoir Cres	B-	62	926	~87yr	D	B+
48	Blk 763 Bedok Reservoir View	B-	62	677	~73yr	D+	C+
49	Blk 773 Bedok Reservoir View	B-	62	650	~73yr	D+	B
50	Blk 774 Bedok Reservoir View	B-	62	629	~73yr	D+	B-
51	Blk 150 Bedok Reservoir Rd	B-	61	668	~61yr	D+	A-
52	Blk 638 Bedok Reservoir Rd	B-	61	465	~66yr	A+	D
53	Blk 748A Bedok Reservoir Cres	B-	61	901	~87yr	D	B+
54	Blk 748C Bedok Reservoir Cres	B-	61	918	~87yr	D	B+
55	Blk 102 Bedok Nth Ave 4	B-	61	513	~50yr	A+	C-
56	Blk 125 Bedok Reservoir Rd	B-	61	602	~60yr	B-	C+
57	Blk 128 Bedok Reservoir Rd	B-	61	573	~59yr	B-	C+
58	Blk 220A Bedok Ctrl	B-	61	911	~83yr	D	A-
59	Blk 527 Bedok Nth St 3	B-	61	353	~52yr	A+	C+
60	Blk 653 Jln Tenaga	B-	61	651	~69yr	D+	B

Showing 60 of 466 blocks

The rubric

Price Trend & Momentum

Upgrader Equity Unlock

Transaction Liquidity

Future Supply Pressure

Step-Up Gap to Private

Sentiment Signal

Key facts

Data coverage

Map

Price history

Blocks in this town