Blk 515 Bedok Nth Ave 2
Project page · 99-year lease from 1979
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 410 | 01 TO 03 | 68 sqm | S$433,000 | S$6,368 psm | ×1.000 | S$6,368 psm |
| Oct 2026 | Blk 416 | 07 TO 09 | 67 sqm | S$410,000 | S$6,119 psm | ×1.000 | S$6,119 psm |
| Aug 2026 | Blk 409 | 01 TO 03 | 68 sqm | S$420,000 | S$6,176 psm | ×1.000 | S$6,176 psm |
| Aug 2026 | Blk 410 | 07 TO 09 | 68 sqm | S$455,000 | S$6,691 psm | ×1.000 | S$6,691 psm |
| Aug 2026 | Blk 418 | 07 TO 09 | 67 sqm | S$430,000 | S$6,418 psm | ×1.000 | S$6,418 psm |
| Jul 2026 | Blk 418 | 01 TO 03 | 67 sqm | S$420,000 | S$6,269 psm | ×1.000 | S$6,269 psm |
| Jun 2026 | Blk 412 | 04 TO 06 | 67 sqm | S$425,000 | S$6,343 psm | ×0.999 | S$6,334 psm |
| May 2026 | Blk 409 | 07 TO 09 | 68 sqm | S$450,000 | S$6,618 psm | ×0.999 | S$6,608 psm |
| Mar 2026 | Blk 418 | 07 TO 09 | 67 sqm | S$450,000 | S$6,716 psm | ×0.996 | S$6,687 psm |
| Feb 2026 | Blk 418 | 01 TO 03 | 67 sqm | S$405,000 | S$6,045 psm | ×0.996 | S$6,018 psm |
| Feb 2026 | Blk 409 | 07 TO 09 | 68 sqm | S$460,000 | S$6,765 psm | ×0.996 | S$6,735 psm |
| Dec 2025 | Blk 412 | 04 TO 06 | 67 sqm | S$440,000 | S$6,567 psm | ×0.995 | S$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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 418 | 3 ROOM | S$2,000 |
| Aug 2026 | 412 | 3 ROOM | S$2,800 |
| Jul 2026 | 410 | 3 ROOM | S$2,750 |
| Jul 2026 | 412 | 3 ROOM | S$2,600 |
| Jun 2026 | 418 | 3 ROOM | S$2,720 |
| May 2026 | 416 | 3 ROOM | S$3,100 |
| May 2026 | 410 | 3 ROOM | S$3,000 |
| May 2026 | 409 | 3 ROOM | S$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 515 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
- Fengshan Primary School · 203 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Yu Neng Primary School · 255 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 480 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Damai Primary School · 931 m · near the line — check on OneMap
1 to 2 km
- Bedok Green Primary School · 1,142 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,204 m · no 2025 Phase 2C ballot
- Opera Estate Primary School · 1,432 m · no 2025 Phase 2C ballot
- St. Stephen's School (boys) · 1,876 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,983 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- Telok Kurau Primary School · 1,996 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Nov 2025 | Blk 515 · 4 ROOM · 01 TO 03 · New Generation · 53 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Feb 2025 | Blk 515 · 3 ROOM · 01 TO 03 · New Generation · 54 years left | 67 sqm | S$390,000 | S$5,821 psm |
| Dec 2024 | Blk 515 · 4 ROOM · 04 TO 06 · New Generation · 54 years left | 92 sqm | S$520,000 | S$5,652 psm |
| Jun 2024 | Blk 515 · 3 ROOM · 01 TO 03 · New Generation · 54 years left | 67 sqm | S$375,000 | S$5,597 psm |
| Apr 2023 | Blk 515 · 3 ROOM · 04 TO 06 · New Generation · 55 years left | 67 sqm | S$368,000 | S$5,493 psm |
| Aug 2022 | Blk 515 · 3 ROOM · 04 TO 06 · New Generation · 56 years left | 67 sqm | S$350,000 | S$5,224 psm |
| Jun 2022 | Blk 515 · 3 ROOM · 01 TO 03 · New Generation · 56 years left | 82 sqm | S$392,000 | S$4,780 psm |
| Feb 2022 | Blk 515 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 67 sqm | S$318,800 | S$4,758 psm |
| Jan 2022 | Blk 515 · 3 ROOM · 01 TO 03 · New Generation · 57 years left excluded: outlier | 67 sqm | S$300,000 | S$4,478 psm |
Showing 9 of 27.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2025 | Blk 515 · 3 ROOM | S$2,800 | — |
| Sept 2025 | Blk 515 · 3 ROOM | S$2,250 | — |
| Oct 2023 | Blk 515 · 3 ROOM | S$2,500 | — |
| Oct 2023 | Blk 515 · 3 ROOM | S$2,000 | — |
| Nov 2021 | Blk 515 · 3 ROOM | S$1,950 | — |
| Oct 2021 | Blk 515 · 3 ROOM | S$1,700 | — |
| Jun 2021 | Blk 515 · 3 ROOM | S$2,150 | — |
| May 2021 | Blk 515 · 3 ROOM | S$1,500 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 51 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.55% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 46 years | S$406,500 | S$448,808 | S$483,961 | S$494,569 |
| 10 years | 41 years | S$382,296 | S$466,017 | S$541,877 | S$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.