Blk 523 Bedok Nth St 3
Project page · 99-year lease from 1979
Based on 18 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 523 | 10 TO 12 | 92 sqm | S$490,000 | S$5,326 psm | ×1.000 | S$5,326 psm |
| Sept 2026 | Blk 547 | 10 TO 12 | 92 sqm | S$510,000 | S$5,543 psm | ×1.000 | S$5,543 psm |
| Sept 2026 | Blk 547 | 10 TO 12 | 92 sqm | S$525,000 | S$5,707 psm | ×1.000 | S$5,707 psm |
| Aug 2026 | Blk 543 | 01 TO 03 | 92 sqm | S$512,388 | S$5,569 psm | ×1.000 | S$5,569 psm |
| Jul 2026 | Blk 524 | 10 TO 12 | 92 sqm | S$530,000 | S$5,761 psm | ×1.000 | S$5,761 psm |
| Jul 2026 | Blk 547 | 07 TO 09 | 92 sqm | S$525,000 | S$5,707 psm | ×1.000 | S$5,707 psm |
| Jun 2026 | Blk 543 | 07 TO 09 | 95 sqm | S$535,000 | S$5,632 psm | ×0.999 | S$5,623 psm |
| Jun 2026 | Blk 543 | 07 TO 09 | 92 sqm | S$538,000 | S$5,848 psm | ×0.999 | S$5,839 psm |
| Jun 2026 | Blk 542 | 01 TO 03 | 93 sqm | S$495,000 | S$5,323 psm | ×0.999 | S$5,315 psm |
| May 2026 | Blk 546 | 01 TO 03 | 93 sqm | S$510,000 | S$5,484 psm | ×0.999 | S$5,476 psm |
| Apr 2026 | Blk 547 | 10 TO 12 | 92 sqm | S$540,088 | S$5,871 psm | ×0.999 | S$5,862 psm |
| Mar 2026 | Blk 547 | 10 TO 12 | 92 sqm | S$525,000 | S$5,707 psm | ×0.996 | S$5,681 psm |
| Jan 2026 | Blk 525 | 07 TO 09 | 92 sqm | S$495,000 | S$5,380 psm | ×0.996 | S$5,357 psm |
| Jan 2026 | Blk 510 | 04 TO 06 | 90 sqm | S$538,000 | S$5,978 psm | ×0.996 | S$5,951 psm |
| Jan 2026 | Blk 530 | 01 TO 03 | 92 sqm | S$515,000 | S$5,598 psm | ×0.996 | S$5,573 psm |
| Jan 2026 | Blk 510 | 04 TO 06 | 90 sqm | S$525,000 | S$5,833 psm | ×0.996 | S$5,808 psm |
| Jan 2026 | Blk 547 | 10 TO 12 | 95 sqm | S$500,000 | S$5,263 psm | ×0.996 | S$5,240 psm |
| Dec 2025 | Blk 533 | 07 TO 09 | 92 sqm | S$555,000 | S$6,033 psm | ×0.995 | S$6,000 psm |
How accurate is this estimate for Bedok Nth St 3?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 85 sales in Bedok Nth St 3 since.
- Median error
- 4.9%
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.
7.50% gross yield
S$39,000 of rent a year against the estimate above
Homes like this rent for about S$3,250 a month, the middle of 28 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 | 547 | 4 ROOM | S$3,500 |
| Sept 2026 | 510 | 4 ROOM | S$3,200 |
| Sept 2026 | 526 | 4 ROOM | S$3,000 |
| Aug 2026 | 523 | 4 ROOM | S$3,500 |
| Aug 2026 | 536 | 4 ROOM | S$3,500 |
| Aug 2026 | 529 | 4 ROOM | S$3,200 |
| Aug 2026 | 533 | 4 ROOM | S$3,200 |
| Aug 2026 | 523 | 4 ROOM | S$2,800 |
median of 28 HDB rental approvals for 4 ROOM on Bedok Nth St 3 since 2025-11.
Buying or selling at S$520,008?
Buying: Stamp duty on S$520,008 · Cash and CPF needed on S$520,008 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$520,008.
Each opens with this figure filled in; change anything there.
Primary schools near 523 Bedok Nth St 3
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
- Yu Neng Primary School · 111 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 373 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 414 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Damai Primary School · 942 m · near the line — check on OneMap
1 to 2 km
- St. Anthony's Canossian Primary School (girls) · 1,083 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Bedok Green Primary School · 1,306 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,709 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Opera Estate Primary School · 1,711 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 1,745 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 523 · 4 ROOM · 10 TO 12 · New Generation · 52 years left | 92 sqm | S$490,000 | S$5,326 psm |
| Jul 2026 | Blk 523 · 4 ROOM · 04 TO 06 · New Generation · 52 years left excluded: outlier | 92 sqm | S$455,000 | S$4,946 psm |
| Aug 2025 | Blk 523 · 4 ROOM · 10 TO 12 · New Generation · 53 years left | 92 sqm | S$538,000 | S$5,848 psm |
| Jun 2025 | Blk 523 · 4 ROOM · 01 TO 03 · New Generation · 53 years left | 92 sqm | S$515,000 | S$5,598 psm |
| Mar 2025 | Blk 523 · 4 ROOM · 10 TO 12 · New Generation · 53 years left | 92 sqm | S$538,888 | S$5,857 psm |
| Jan 2025 | Blk 523 · 4 ROOM · 07 TO 09 · New Generation · 54 years left | 92 sqm | S$538,000 | S$5,848 psm |
| Aug 2024 | Blk 523 · 4 ROOM · 10 TO 12 · New Generation · 54 years left | 92 sqm | S$498,000 | S$5,413 psm |
| Aug 2024 | Blk 523 · 4 ROOM · 07 TO 09 · New Generation · 54 years left | 92 sqm | S$490,000 | S$5,326 psm |
| May 2024 | Blk 523 · 4 ROOM · 10 TO 12 · New Generation · 54 years left | 92 sqm | S$488,000 | S$5,304 psm |
| Apr 2024 | Blk 523 · 4 ROOM · 10 TO 12 · New Generation · 54 years left | 92 sqm | S$480,000 | S$5,217 psm |
| Apr 2024 | Blk 523 · 4 ROOM · 04 TO 06 · New Generation · 54 years left | 92 sqm | S$480,000 | S$5,217 psm |
| Feb 2024 | Blk 523 · 4 ROOM · 10 TO 12 · New Generation · 55 years left | 92 sqm | S$480,000 | S$5,217 psm |
| Nov 2023 | Blk 523 · 4 ROOM · 04 TO 06 · New Generation · 55 years left | 92 sqm | S$458,000 | S$4,978 psm |
| Jul 2023 | Blk 523 · 4 ROOM · 13 TO 15 · New Generation · 55 years left | 92 sqm | S$475,000 | S$5,163 psm |
| Jul 2022 | Blk 523 · 4 ROOM · 07 TO 09 · New Generation · 56 years left | 92 sqm | S$438,000 | S$4,761 psm |
Showing 15 of 49.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 523 · 4 ROOM | S$3,500 | — |
| Aug 2026 | Blk 523 · 4 ROOM | S$2,800 | — |
| Jun 2026 | Blk 523 · 4 ROOM | S$3,500 | — |
| Dec 2025 | Blk 523 · 4 ROOM | S$3,750 | — |
| Sept 2025 | Blk 523 · 4 ROOM | S$3,000 | — |
| Aug 2025 | Blk 523 · 4 ROOM | S$3,500 | — |
| Aug 2025 | Blk 523 · 4 ROOM | S$2,800 | — |
| Jul 2025 | Blk 523 · 4 ROOM | S$3,000 | — |
| Aug 2024 | Blk 523 · 4 ROOM | S$2,800 | — |
| Apr 2024 | Blk 523 · 4 ROOM | S$2,700 | — |
| Dec 2023 | Blk 523 · 4 ROOM | S$2,200 | — |
| Oct 2023 | Blk 523 · 4 ROOM | S$3,000 | — |
| Aug 2023 | Blk 523 · 4 ROOM | S$3,500 | — |
| Aug 2023 | Blk 523 · 4 ROOM | S$2,500 | — |
| Feb 2023 | Blk 523 · 4 ROOM | S$2,000 | — |
| Dec 2022 | Blk 523 · 4 ROOM | S$3,750 | — |
| Jul 2022 | Blk 523 · 4 ROOM | S$2,200 | — |
| Jun 2022 | Blk 523 · 4 ROOM | S$2,400 | — |
| Feb 2022 | Blk 523 · 4 ROOM | S$2,100 | — |
| Nov 2021 | Blk 523 · 4 ROOM | S$2,700 | — |
| May 2021 | Blk 523 · 4 ROOM | S$2,000 | — |
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$493,521 | S$544,887 | S$587,565 | S$600,444 |
| 10 years | 41 years | S$464,136 | S$565,779 | S$657,880 | S$687,035 |
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.