Property UpsideSingapore property research
Menu
32 Bedok Sth Ave 2/Recorded property history

Official property records

32 Bedok Sth Ave 2: recorded history

Explore the sales, rental records and building information available from our connected sources.

View charts & analysis · View source records

Property Upside score

What helps, what holds it back, and the evidence behind each score.

Insufficient evidenceOverall score not yet available
Property research scores across eight dimensionsEach axis runs from zero at the centre to 100 at the outside. Missing evidence is not zero and is not joined across the chart. All scores and evidence appear in the category list. Value: 18 out of 100Connectivity: 60 out of 100 Value18Resaledemand—Rentalappeal—Connectivity60Everydayliving—Tenureresilience—URA growthcatalysts—En blocpotential—

37% evidence coverage · 2 of 7 applicable dimensions scored

The outer ring is 100. Gaps mean a dimension is unscored.

Strongest supported dimension: Connectivity (60). Lowest supported dimension: Value (18).

Value20% weight18/100Latest recorded sale reference of S$755,000 is 12.7% above the S$670,000 comparable central price, based on 7 compatible sales. Being above comparable sales brings the score below the 50-point midpoint. This is a historical comparison, not a valuation or forecast.View evidence and calculation

How it is assessed. 50 + 250 × (comparable central price − assessed price) / comparable central price, bounded 0–100. At least 5 compatible sales and a latest comparable within 12 months. Historical reference and private asking-price scenarios are labelled separately.

  • Comparable sales: 7 in the selected size/type cohort (2026-09) Source
  • Latest recorded sale reference: S$755,000 (2026-09) Source
  • Source checked: HDB resale transactions (2026-09-06) Source
Resale demand15% weight · Unscored—We cannot yet judge how regularly homes in this segment resell. This needs at least 5 matching resales and a source covering 12 completed months; missing records are not evidence of weak demand.View evidence and calculation

How it is assessed. 100 × months with resale activity / 12 completed calendar months, minimum 5 single-unit resales in the selected property segment and full source coverage. Monthly activity consistency is a proxy, not turnover or time-to-sell; no dwelling-count denominator is available.

Rental appeal10% weight · Unscored—We need at least 5 rental records matching this flat type and a current source covering 12 completed months before scoring rental activity. The available evidence does not meet those requirements; this does not mean the flat is hard to rent.View evidence and calculation

How it is assessed. Requires current recorded rental contracts or published project rental medians. Reporting continuity is a proxy; unmatched rent and floor area never produce a yield.

Connectivity15% weight60/100The nearest recorded operational MRT is Bedok MRT, approximately 864 m away. Being more than 800 m but within 1,200 m earns 60 points; closer stations score higher. This is straight-line distance; the actual walking route may be longer.View evidence and calculation

How it is assessed. Nearest operational MRT straight-line distance: 100 at ≤400 m, 80 at ≤800 m, 60 at ≤1,200 m, 40 at ≤2,000 m, 20 at ≤3,000 m. Beyond covered evidence is unscored; distances are not walking times.

  • Nearest sourced MRT: Bedok MRT (2026-09-06) Source
Everyday living10% weight · Unscored—We do not have current, verified nearby location evidence for shopping. All four everyday amenity categories are needed for a fair score. This does not mean those amenities are absent.View evidence and calculation

How it is assessed. Average proximity across schools, food/markets, parks and shopping: 100 at ≤500 m, 75 at ≤1,000 m, 50 at ≤2,000 m, 25 at ≤3,000 m. All four categories require sourced coverage; school proximity does not establish admission eligibility.

Tenure resilience15% weight · Unscored—The selected sale records do not establish a consistent, usable tenure or remaining lease. We need an explicit freehold title or enough lease information to calculate the years left.View evidence and calculation

How it is assessed. Lease score = 100 × remaining years / 99, bounded 0–100; an explicitly recorded freehold title scores 100. Deduct elapsed time from recorded remaining lease, or use term and commencement year. Median across selected recent records; year-only starts are approximate.

URA growth catalysts10% weight · Unscored—No current, geographically matched growth announcement in the reviewed coverage.View evidence and calculation

How it is assessed. Highest matched catalyst score, without stacking overlapping announcements. Under-construction interchanges: 90 for a 2028 target, 85 for 2030, 80 for 2032; long-term district plans: 60 for Jurong Lake District, 55 for Greater Southern Waterfront. Subtract 10 beyond 500 m or 20 beyond 1 km. These are editorial proximity/stage points, not predicted returns. Reviewed catalogue covers selected announcements, not every Singapore plan. Reviews expire after 90 days; zoning alone earns no catalyst points.

  • Master Plan zoning at the mapped reference point: Residential; gross plot ratio 2.5. (2026-09-06) Source
  • Redevelopment evidence boundary: MP2025 zoning is indicative. A legal site boundary and existing gross floor area are required before calculating redevelopment headroom. Check subsequent amendments in URA SPACE. (2025-12-01) Source
En bloc potential5% weight · Not applicable—This metric follows collective-sale activity for private strata developments, so it does not apply to this property type.View evidence and calculation

How it is assessed. Editorial activity rubric: interest 25, committee 40, consent 55, mandate 70, tender 80, negotiation 65; a failed, ended or withdrawn attempt within 3 years scores 20. Latest dated reviewed event supersedes earlier events; repeat attempts add no points. Active stages expire at the earlier of a stated deadline, 90 days after the event, or 90 days after review. Inactive scores also require review within 90 days. Sold projects and older or expired activity are unscored. Exact private residential project identity only. This is an activity indicator, not a probability of sale, valuation or investment return. Redevelopment feasibility is not established: strata ownership, lawful GFA, entitlement, consent, costs and commercial viability require separate verification.

An editorial research indicator, not a price forecast or government rating. Overall requires at least 70% of applicable weight, including value and resale evidence. Compare only within the same property class and coverage profile. As of 2026-09-07 · Method upside-1.1.

Start with the evidence.A comparison size is selected. Refine the area and price for the property you are considering.
Updates as you type. No submission needed.

5 ROOM · strata area · Resale · 1 unit per transaction · Tenure not classified. All charts use this comparison segment; price per sq ft uses strata area.

Fair value & asking price

A 1,270 sq ft property in 32 Bedok Sth Ave 2

Comparable sales
Comparable-sale benchmarkS$670,000

S$660,000 – S$685,500

Middle 50% of recorded prices
7 comparable sales over 5 years

Recent comparable sale is S$85,000 higher than the benchmark.

12.7%above the benchmark
Recent comparable saleS$755,000
Comparable medianS$670,000
S$0S$1,100,000
Below range Within range Above range

Recorded sale from 2026-09. Add an asking price above to compare a property you are considering. The amber band covers the middle 50% of similar-sized recorded prices. The benchmark is their median, not an adjusted or bank valuation.

Median price / sq ft
S$528
Comparable sales
7Past 5 years
Recorded PSF change
Limited historyNeeds five sales in each year
Recorded tenure
Tenure not classified

Comparable recorded prices over time

Half-yearly recorded sale prices per sq ft of strata area for the selected size band · This property

1990-02–2026-09
32 Bedok Sth Ave 2 half-yearly median recorded sale prices, with the middle 50 percent range. Gaps indicate fewer than five sales. 224264303343383 H1 1996: S$336 / sq ft; 8 salesH1 1998: S$311 / sq ft; 5 salesH2 1998: S$288 / sq ft; 5 salesH1 1999: S$257 / sq ft; 6 salesH2 1999: S$305 / sq ft; 6 sales H1 1990H2 2008H2 2026
Median recorded PSFMiddle 50% of prices

Completed sales, not a forecast. Plotted periods have at least five matching sales. Boundary periods may be incomplete; changes in the units sold can move the median.

View half-yearly figures
PeriodSalesMedian / sq ftMiddle 50%
H1 19902Insufficient sales—
H2 19901Insufficient sales—
H1 19911Insufficient sales—
H2 19912Insufficient sales—
H1 19921Insufficient sales—
H2 19920Insufficient sales—
H1 19934Insufficient sales—
H2 19933Insufficient sales—
H1 19944Insufficient sales—
H2 19943Insufficient sales—
H1 19952Insufficient sales—
H2 19950Insufficient sales—
H1 19968S$336S$319–348
H2 19963Insufficient sales—
H1 19973Insufficient sales—
H2 19971Insufficient sales—
H1 19985S$311S$297–313
H2 19985S$288S$281–289
H1 19996S$257S$249–262
H2 19996S$305S$286–317
H1 20004Insufficient sales—
H2 20003Insufficient sales—
H1 20012Insufficient sales—
H2 20010Insufficient sales—
H1 20023Insufficient sales—
H2 20023Insufficient sales—
H1 20031Insufficient sales—
H2 20030Insufficient sales—
H1 20040Insufficient sales—
H2 20041Insufficient sales—
H1 20052Insufficient sales—
H2 20052Insufficient sales—
H1 20063Insufficient sales—
H2 20060Insufficient sales—
H1 20073Insufficient sales—
H2 20070Insufficient sales—
H1 20081Insufficient sales—
H2 20081Insufficient sales—
H1 20093Insufficient sales—
H2 20094Insufficient sales—
H1 20102Insufficient sales—
H2 20101Insufficient sales—
H1 20113Insufficient sales—
H2 20111Insufficient sales—
H1 20120Insufficient sales—
H2 20123Insufficient sales—
H1 20131Insufficient sales—
H2 20130Insufficient sales—
H1 20140Insufficient sales—
H2 20140Insufficient sales—
H1 20150Insufficient sales—
H2 20151Insufficient sales—
H1 20160Insufficient sales—
H2 20160Insufficient sales—
H1 20171Insufficient sales—
H2 20172Insufficient sales—
H1 20181Insufficient sales—
H2 20182Insufficient sales—
H1 20190Insufficient sales—
H2 20191Insufficient sales—
H1 20202Insufficient sales—
H2 20201Insufficient sales—
H1 20211Insufficient sales—
H2 20210Insufficient sales—
H1 20220Insufficient sales—
H2 20221Insufficient sales—
H1 20231Insufficient sales—
H2 20234Insufficient sales—
H1 20240Insufficient sales—
H2 20240Insufficient sales—
H1 20250Insufficient sales—
H2 20250Insufficient sales—
H1 20260Insufficient sales—
H2 20261Insufficient sales—

Price versus other developments

BEDOK · HDB · Tenure not classified

32 Bedok Sth Ave 2S$528

7 sales · This development

414 Bedok Nth Ave 2S$529

10 sales

156 Bedok Sth Ave 3S$524

5 sales

506 Bedok Nth Ave 3S$520

6 sales

715 Bedok Reservoir RdS$520

8 sales

Median recorded PSF over 5 years, using the same size band. Peers need five sales and are ordered by price proximity. Location, lease age, floor and condition are not adjusted.

Where the price sits

Against other bedok · hdb transactions

LowerHigher44 / 100

Price percentile

2.5% below the bedok · hdb median of S$541 / sq ft.

Based on 1086 other sales. A lower relative price does not by itself establish that a property is undervalued.

Price versus the local market

The distribution of bedok · hdb recorded sale prices for similar-sized properties

1086 transactions
Recorded sale prices per square foot, with a marker for the market median and this development.S$352–442 / sq ft: 106 salesS$442–533 / sq ft: 391 salesS$533–624 / sq ft: 321 salesS$624–715 / sq ft: 163 salesS$715–805 / sq ft: 59 salesS$805–896 / sq ft: 30 salesS$896–987 / sq ft: 7 salesS$987–1,078 / sq ft: 4 salesS$1,078–1,169 / sq ft: 3 salesS$1,169–1,259 / sq ft: 2 salesS$352S$1,259 / sq ft
32 Bedok Sth Ave 2: S$528 / sq ftMarket median: S$541 / sq ft

Bar height shows the number of other transactions in each price band. Same bedok · hdb, property type, area basis, recorded tenure, sale category and unit count, 5 years of sales and ±15% size band. This development is excluded from the market sample.

View price bands
Price / sq ftRecorded sales
S$352–442106
S$442–533391
S$533–624321
S$624–715163
S$715–80559
S$805–89630
S$896–9877
S$987–1,0784
S$1,078–1,1693
S$1,169–1,2592

What traded in this development

Recorded strata areas in sales over the past 12 months

Under 750 sq ft: 0 sales (0.0%)750–1,199 sq ft: 0 sales (0.0%)1,200–1,799 sq ft: 1 sales (100.0%)1,800 sq ft and above: 0 sales (0.0%)1recorded sales
Under 750 sq ft
00.0%
750–1,199 sq ft
00.0%
1,200–1,799 sq ft
1100.0%
1,800 sq ft and above
00.0%

Completed sales activity across all sizes, not the mix of properties currently for sale. Building condition and room counts are not inferred from area.

The sales behind the comparison

1,080–1,461 sq ft · Past 5 years

MonthSizeFloor bandRecorded pricePrice / sq ft
2026-091270 sq ft13–15S$755,000S$594
2023-121270 sq ft7–9S$670,000S$528
2023-101270 sq ft16–18S$675,000S$531
2023-081270 sq ft16–18S$668,000S$526
2023-081238 sq ft22–24S$696,000S$562
2023-021238 sq ft13–15S$652,000S$527
2022-121270 sq ft13–15S$640,000S$504

Up to eight recent matching sales shown; the recent comparison contains 7 matching sales in this window (This property). The history chart also includes older matching sales. View all published sales across all sizes and categories. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Contains information from HDB resale transactions, accessed from data.gov.sg under the Singapore Open Data Licence. Last checked 6 Sep 2026, 09:45 SGT. Source documentation · Licence / terms · Full methodology

Charts & price evidence

Understand what these records can tell you.

All property records

32 Bedok Sth Ave 2 · Every recorded date, size and property type

1 building records

All published history, including archived records. No date, size, flat-type, sale-category, tenure or unit-count exclusions. Source corrections use the latest published record; all 1 retained source versions are also available.

Captured 5 Sep 2026–5 Sep 2026Download complete building records data (JSONL)

Showing 1–1 of 1 records. Every page is available below; the download contains the complete dataset for this property.

CapturedProperty Year completedMaximum floorDwelling unitsResidentialFull source record
5 Sep 2026 19:4332 Bedok Sth Ave 2 19772596Yes
All fields & provenance

HDB property information · Source terms

Captured 5 Sep 2026, 19:43 SGT

{
  "id": 5417,
  "snapshot_id": "1d1f1e14-c054-4546-b48a-eb9ad20b1e83",
  "row_number": 5417,
  "place_id": "671ce440-e127-43d7-89c6-fdd5d709f498",
  "year_completed": 1977,
  "max_floor": 25,
  "dwelling_units": 96,
  "residential": true,
  "raw_identity": {
    "blk_no": "32",
    "street": "BEDOK STH AVE 2",
    "exec_sold": "0",
    "1room_sold": "0",
    "2room_sold": "0",
    "3room_sold": "0",
    "4room_sold": "0",
    "5room_sold": "96",
    "commercial": "Y",
    "residential": "Y",
    "1room_rental": "0",
    "2room_rental": "0",
    "3room_rental": "0",
    "market_hawker": "N",
    "max_floor_lvl": "25",
    "miscellaneous": "N",
    "multigen_sold": "0",
    "year_completed": "1977",
    "other_room_rental": "0",
    "precinct_pavilion": "N",
    "bldg_contract_town": "BD",
    "multistorey_carpark": "N",
    "total_dwelling_units": "96",
    "studio_apartment_sold": "0"
  },
  "source": "hdb_buildings",
  "source_url": "https://data.gov.sg/datasets/d_17f5382f26140b1fdae0ba2ef6239d2f/view",
  "licence_url": "https://data.gov.sg/open-data-licence",
  "captured_at": "2026-09-05 11:43:49.228448+00:00",
  "last_confirmed_at": "2026-09-05 11:43:49.228448+00:00",
  "snapshot_checksum": "a6e3105d02c4b59929371d1f7e4f8c0ed7939cdc081701d7e9197790bb78f4b1"
}

Official historical records are supplied by HDB/data.gov.sg and URA. Dates retain source precision. Price per square foot uses each record’s stated area basis; land area, strata area and multi-unit sales are labelled and may not be directly comparable. Original fields, quality flags and source provenance remain available on every row.