Blk 518 Bedok Nth Ave 2
Project page · 99-year lease from 1979
Based on 7 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 512 | 07 TO 09 | 92 sqm | S$500,000 | S$5,435 psm | ×1.000 | S$5,435 psm |
| Oct 2026 | Blk 513 | 04 TO 06 | 92 sqm | S$500,000 | S$5,435 psm | ×1.000 | S$5,435 psm |
| Sept 2026 | Blk 517 | 10 TO 12 | 92 sqm | S$520,000 | S$5,652 psm | ×1.000 | S$5,652 psm |
| Jul 2026 | Blk 518 | 07 TO 09 | 92 sqm | S$518,000 | S$5,630 psm | ×1.000 | S$5,630 psm |
| Mar 2026 | Blk 416 | 04 TO 06 | 92 sqm | S$530,000 | S$5,761 psm | ×0.996 | S$5,735 psm |
| Feb 2026 | Blk 518 | 01 TO 03 | 92 sqm | S$505,000 | S$5,489 psm | ×0.996 | S$5,465 psm |
| Jan 2026 | Blk 513 | 01 TO 03 | 92 sqm | S$470,000 | S$5,109 psm | ×0.996 | S$5,086 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.
7.40% gross yield
S$37,200 of rent a year against the estimate above · 0.1 points below flats like it
Homes like this rent for about S$3,100 a month, the middle of 13 approvals in the last year.
In Bedok, flats of this type with 50 to 59 years of lease left yield 7.50%, from 19 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 | 513 | 4 ROOM | S$3,700 |
| Aug 2026 | 512 | 4 ROOM | S$3,100 |
| Aug 2026 | 518 | 4 ROOM | S$2,900 |
| May 2026 | 512 | 4 ROOM | S$3,200 |
| Apr 2026 | 408 | 4 ROOM | S$3,800 |
| Apr 2026 | 517 | 4 ROOM | S$3,000 |
| Mar 2026 | 408 | 4 ROOM | S$3,700 |
| Mar 2026 | 411 | 4 ROOM | S$2,800 |
median of 13 HDB rental approvals for 4 ROOM on Bedok Nth Ave 2 since 2025-11.
Buying or selling at S$502,765?
Buying: Stamp duty on S$502,765 · Cash and CPF needed on S$502,765 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$502,765.
Each opens with this figure filled in; change anything there.
Primary schools near 518 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 · 328 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Yu Neng Primary School · 423 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 656 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Damai Primary School · 806 m
1 to 2 km
- Bedok Green Primary School · 1,229 m · no 2025 Phase 2C ballot
- Opera Estate Primary School · 1,308 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,379 m · no 2025 Phase 2C ballot
- St. Stephen's School (boys) · 1,726 m · no 2025 Phase 2C ballot
- Telok Kurau Primary School · 1,826 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 518 · 4 ROOM · 07 TO 09 · New Generation · 52 years left | 92 sqm | S$518,000 | S$5,630 psm |
| Feb 2026 | Blk 518 · 4 ROOM · 01 TO 03 · New Generation · 53 years left | 92 sqm | S$505,000 | S$5,489 psm |
| Nov 2025 | Blk 518 · 4 ROOM · 07 TO 09 · New Generation · 53 years left | 92 sqm | S$545,000 | S$5,924 psm |
| Aug 2025 | Blk 518 · 4 ROOM · 10 TO 12 · New Generation · 53 years left | 92 sqm | S$545,000 | S$5,924 psm |
| Jul 2025 | Blk 518 · 4 ROOM · 10 TO 12 · New Generation · 53 years left | 92 sqm | S$528,000 | S$5,739 psm |
| Sept 2024 | Blk 518 · 4 ROOM · 10 TO 12 · New Generation · 54 years left | 92 sqm | S$548,000 | S$5,957 psm |
| Mar 2024 | Blk 518 · 4 ROOM · 10 TO 12 · New Generation · 54 years left | 92 sqm | S$520,000 | S$5,652 psm |
| Sept 2023 | Blk 518 · 4 ROOM · 04 TO 06 · New Generation · 55 years left | 92 sqm | S$488,000 | S$5,304 psm |
| Mar 2023 | Blk 518 · 4 ROOM · 01 TO 03 · New Generation · 55 years left | 92 sqm | S$426,000 | S$4,630 psm |
| Jan 2023 | Blk 518 · 4 ROOM · 07 TO 09 · New Generation · 56 years left | 92 sqm | S$465,000 | S$5,054 psm |
| Aug 2022 | Blk 518 · 4 ROOM · 04 TO 06 · New Generation · 56 years left | 92 sqm | S$443,800 | S$4,824 psm |
| Aug 2022 | Blk 518 · 4 ROOM · 04 TO 06 · New Generation · 56 years left | 92 sqm | S$440,000 | S$4,783 psm |
| Feb 2022 | Blk 518 · 4 ROOM · 07 TO 09 · New Generation · 57 years left | 92 sqm | S$430,000 | S$4,674 psm |
Showing 13 of 41.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 518 · 4 ROOM | S$2,900 | — |
| Nov 2024 | Blk 518 · 4 ROOM | S$3,000 | — |
| Apr 2024 | Blk 518 · 4 ROOM | S$2,300 | — |
| Mar 2023 | Blk 518 · 4 ROOM | S$2,200 | — |
| Nov 2022 | Blk 518 · 4 ROOM | S$2,200 | — |
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$477,156 | S$526,819 | S$568,082 | S$580,534 |
| 10 years | 41 years | S$448,746 | S$547,019 | S$636,065 | S$664,254 |
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.