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HDB · 460416

Blk 416 Bedok Nth Ave 2

Project page · 99-year lease from 1978

Indicative value range
S$418,456 – S$444,047
Indicative mid S$428,316 · S$6,393 psm

Based on 12 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 41001 TO 0368 sqmS$433,000S$6,368 psm×1.000S$6,368 psm
Oct 2026Blk 41607 TO 0967 sqmS$410,000S$6,119 psm×1.000S$6,119 psm
Aug 2026Blk 40901 TO 0368 sqmS$420,000S$6,176 psm×1.000S$6,176 psm
Aug 2026Blk 41007 TO 0968 sqmS$455,000S$6,691 psm×1.000S$6,691 psm
Aug 2026Blk 41807 TO 0967 sqmS$430,000S$6,418 psm×1.000S$6,418 psm
Jul 2026Blk 41801 TO 0367 sqmS$420,000S$6,269 psm×1.000S$6,269 psm
Jun 2026Blk 41204 TO 0667 sqmS$425,000S$6,343 psm×0.999S$6,334 psm
May 2026Blk 40907 TO 0968 sqmS$450,000S$6,618 psm×0.999S$6,608 psm
Mar 2026Blk 41807 TO 0967 sqmS$450,000S$6,716 psm×0.996S$6,687 psm
Feb 2026Blk 41801 TO 0367 sqmS$405,000S$6,045 psm×0.996S$6,018 psm
Feb 2026Blk 40907 TO 0968 sqmS$460,000S$6,765 psm×0.996S$6,735 psm
Dec 2025Blk 41204 TO 0667 sqmS$440,000S$6,567 psm×0.995S$6,532 psm

How accurate is this estimate for Bedok Nth Ave 2?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 31 sales in Bedok Nth Ave 2 since.

Median error
3.3%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

7.84% gross yield

S$33,600 of rent a year against the estimate above · 0.2 points below flats like it

Homes like this rent for about S$2,800 a month, the middle of 24 approvals in the last year.

In Bedok, flats of this type with 50 to 59 years of lease left yield 8.04%, from 52 blocks.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 20264183 ROOMS$2,000
Aug 20264123 ROOMS$2,800
Jul 20264103 ROOMS$2,750
Jul 20264123 ROOMS$2,600
Jun 20264183 ROOMS$2,720
May 20264163 ROOMS$3,100
May 20264103 ROOMS$3,000
May 20264093 ROOMS$2,800

median of 24 HDB rental approvals for 3 ROOM on Bedok Nth Ave 2 since 2025-11.

Buying or selling at S$428,316?

Buying: Stamp duty on S$428,316 · Cash and CPF needed on S$428,316 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$428,316.

Each opens with this figure filled in; change anything there.

Primary schools near 416 Bedok Nth Ave 2

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 416 · 3 ROOM · 07 TO 09 · New Generation · 51 years left
67 sqmS$410,000S$6,119 psm
Mar 2026
Blk 416 · 4 ROOM · 04 TO 06 · New Generation · 52 years left
92 sqmS$530,000S$5,761 psm
Nov 2024
Blk 416 · 3 ROOM · 01 TO 03 · New Generation · 53 years left
82 sqmS$520,000S$6,341 psm
Mar 2024
Blk 416 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
67 sqmS$399,000S$5,955 psm
Aug 2023
Blk 416 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
67 sqmS$405,000S$6,045 psm
Jul 2023
Blk 416 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
67 sqmS$400,000S$5,970 psm
Jun 2023
Blk 416 · 4 ROOM · 04 TO 06 · New Generation · 54 years left
92 sqmS$518,000S$5,630 psm
Jan 2023
Blk 416 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
67 sqmS$390,000S$5,821 psm
Dec 2021
Blk 416 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
67 sqmS$335,000S$5,000 psm
Nov 2021
Blk 416 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
67 sqmS$360,000S$5,373 psm
Nov 2021
Blk 416 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
67 sqmS$355,000S$5,299 psm
See more

Showing 11 of 78.

Sale prices as filed in caveats.

Where the lease takes this

About 50 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.55% a yearmeasuredPrices 4% a year
5 years45 yearsS$406,500S$448,808S$483,961S$494,569
10 years40 yearsS$382,296S$466,017S$541,877S$565,892

On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.14% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.