Blk 221A Bedok Ctrl
Bedok · Singapore 461221 · 55 resale transactions since 2013-05 · last sold 2026-06
Buyer-pool verdict
Full CPF for every buyer age today. First to lose it: age 25 buyers in 2039 (13 years away).
Median psf (12m)
$958
Lease remaining
83 yrs
from 2010
Floor premium
+17.5%
top vs bottom band
Transactions
55
since 1990
When your buyers disappear
CPF may only be used in full where the remaining lease covers the youngest buyer to age 95. Below 20 years of lease, CPF cannot be used at all. Each row is the year that age band loses full CPF funding for this block — and with it, part of your exit market.
| Buyer age | Loses full CPF | Years away | Status today |
|---|---|---|---|
| 25 | 2039 | 13 | Full CPF |
| 30 | 2044 | 18 | Full CPF |
| 35 | 2049 | 23 | Full CPF |
| 40 | 2054 | 28 | Full CPF |
| 45 | 2059 | 33 | Full CPF |
| 50 | 2064 | 38 | Full CPF |
| 55 | 2069 | 43 | Full CPF |
No CPF at all from 2089 (63 years away). Lease expires 2109.
Price history
By flat type
| Flat type | Median (12m) | Median psf (12m) | All-time median | Transactions |
|---|---|---|---|---|
| 4 ROOM | $910,000 | $958 | $695,000 | 51 |
| 5 ROOM | — | — | $839,000 | 4 |
What a higher floor costs here
Median psf by storey band, this block only. The top band trades 17.5% above the bottom band.
Storey 04-06
$781
9 txns
Storey 07-09
$903
3 txns
Storey 10-12
$916
6 txns
Storey 16-18
$918
3 txns
Recent transactions
Filter by flat type or storey to see what a specific kind of unit actually sells for here.
Flat type
Storey
Area
–sqm
Price
$–$
34 transactions · median $801,944 · $749 psf · range $588,000–$980,000
| Type | Storey | ||||
|---|---|---|---|---|---|
| 2026-06 | 4 ROOM | 16 TO 18 | 87 sqm | $910,000 | $972 |
| 2025-09 | 4 ROOM | 01 TO 03 | 97 sqm | $888,888 | $851 |
| 2025-08 | 4 ROOM | 10 TO 12 | 94 sqm | $968,888 | $958 |
| 2025-06 | 4 ROOM | 04 TO 06 | 87 sqm | $880,000 | $940 |
| 2025-05 | 4 ROOM | 07 TO 09 | 97 sqm | $943,000 | $903 |
| 2025-03 | 4 ROOM | 07 TO 09 | 94 sqm | $918,000 | $907 |
| 2024-11 | 4 ROOM | 04 TO 06 | 87 sqm | $860,000 | $918 |
| 2024-11 | 4 ROOM | 10 TO 12 | 87 sqm | $891,000 | $951 |
| 2024-11 | 4 ROOM | 10 TO 12 | 87 sqm | $910,000 | $972 |
| 2024-10 | 4 ROOM | 04 TO 06 | 94 sqm | $868,000 | $858 |
| 2024-07 | 4 ROOM | 16 TO 18 | 87 sqm | $860,000 | $918 |
| 2024-05 | 4 ROOM | 07 TO 09 | 87 sqm | $815,000 | $870 |
| 2024-05 | 5 ROOM | 04 TO 06 | 112 sqm | $980,000 | $813 |
| 2024-01 | 4 ROOM | 04 TO 06 | 97 sqm | $808,888 | $775 |
| 2023-04 | 4 ROOM | 10 TO 12 | 87 sqm | $825,000 | $881 |
| 2023-03 | 4 ROOM | 04 TO 06 | 94 sqm | $790,000 | $781 |
| 2022-10 | 4 ROOM | 04 TO 06 | 94 sqm | $770,000 | $761 |
| 2022-04 | 4 ROOM | 04 TO 06 | 94 sqm | $740,000 | $731 |
| 2022-04 | 4 ROOM | 16 TO 18 | 94 sqm | $745,000 | $736 |
| 2021-09 | 4 ROOM | 10 TO 12 | 94 sqm | $741,000 | $732 |
| 2021-08 | 4 ROOM | 04 TO 06 | 94 sqm | $706,000 | $698 |
| 2021-08 | 4 ROOM | 10 TO 12 | 94 sqm | $742,888 | $734 |
| 2021-01 | 4 ROOM | 04 TO 06 | 94 sqm | $588,000 | $581 |
| 2021-01 | 4 ROOM | 13 TO 15 | 97 sqm | $700,000 | $670 |
| 2020-08 | 4 ROOM | 07 TO 09 | 87 sqm | $660,000 | $705 |
| 2019-10 | 4 ROOM | 07 TO 09 | 94 sqm | $733,000 | $724 |
| 2019-09 | 4 ROOM | 16 TO 18 | 87 sqm | $680,000 | $726 |
| 2019-07 | 4 ROOM | 04 TO 06 | 87 sqm | $665,000 | $710 |
| 2019-04 | 4 ROOM | 10 TO 12 | 87 sqm | $675,000 | $721 |
| 2019-04 | 4 ROOM | 01 TO 03 | 94 sqm | $680,000 | $672 |
| 2018-11 | 4 ROOM | 07 TO 09 | 94 sqm | $700,000 | $692 |
| 2018-11 | 5 ROOM | 04 TO 06 | 112 sqm | $858,000 | $712 |
| 2017-12 | 5 ROOM | 04 TO 06 | 112 sqm | $820,000 | $680 |
| 2014-06 | 5 ROOM | 10 TO 12 | 112 sqm | $795,000 | $659 |