Blk 104A Bidadari Pk Dr
Project page · 99-year lease from 2021
Based on 16 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 104A | 04 TO 06 | 93 sqm | S$1,000,888 | S$10,762 psm | ×1.000 | S$10,762 psm |
| Oct 2026 | Blk 104A | 10 TO 12 | 93 sqm | S$1,058,000 | S$11,376 psm | ×1.000 | S$11,376 psm |
| Sept 2026 | Blk 104A | 16 TO 18 | 93 sqm | S$1,165,000 | S$12,527 psm | ×1.000 | S$12,527 psm |
| Sept 2026 | Blk 104A | 10 TO 12 | 93 sqm | S$1,150,000 | S$12,366 psm | ×1.000 | S$12,366 psm |
| Sept 2026 | Blk 104A | 13 TO 15 | 93 sqm | S$1,238,888 | S$13,321 psm | ×1.000 | S$13,321 psm |
| Aug 2026 | Blk 104A | 10 TO 12 | 93 sqm | S$1,140,000 | S$12,258 psm | ×1.000 | S$12,258 psm |
| Aug 2026 | Blk 104A | 13 TO 15 | 93 sqm | S$1,155,000 | S$12,419 psm | ×1.000 | S$12,419 psm |
| Jul 2026 | Blk 104A | 13 TO 15 | 93 sqm | S$967,000 | S$10,398 psm | ×1.000 | S$10,398 psm |
| Jun 2026 | Blk 104A | 07 TO 09 | 93 sqm | S$1,088,000 | S$11,699 psm | ×1.000 | S$11,699 psm |
| Jun 2026 | Blk 104A | 01 TO 03 | 93 sqm | S$990,000 | S$10,645 psm | ×1.000 | S$10,645 psm |
| May 2026 | Blk 104A | 04 TO 06 | 93 sqm | S$1,063,888 | S$11,440 psm | ×1.000 | S$11,440 psm |
| May 2026 | Blk 104A | 04 TO 06 | 93 sqm | S$980,000 | S$10,538 psm | ×1.000 | S$10,538 psm |
| Apr 2026 | Blk 104A | 04 TO 06 | 93 sqm | S$1,090,000 | S$11,720 psm | ×1.000 | S$11,720 psm |
| Apr 2026 | Blk 104A | 04 TO 06 | 93 sqm | S$1,058,000 | S$11,376 psm | ×1.000 | S$11,376 psm |
| Mar 2026 | Blk 104A | 16 TO 18 | 93 sqm | S$1,150,000 | S$12,366 psm | ×0.997 | S$12,329 psm |
| Feb 2026 | Blk 104A | 13 TO 15 | 93 sqm | S$1,188,888 | S$12,784 psm | ×0.997 | S$12,746 psm |
How accurate is this estimate for Bidadari Pk Dr?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 171 sales in Bidadari Pk Dr since.
- Median error
- 3.0%
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.
4.96% gross yield
S$54,000 of rent a year against the estimate above · 0.37 points below flats like it
Homes like this rent for about S$4,500 a month, the middle of 21 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 blocks. This town has too few such blocks to measure on its own.
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 | 103A | 4 ROOM | S$4,500 |
| Aug 2026 | 101A | 4 ROOM | S$4,800 |
| Aug 2026 | 107B | 4 ROOM | S$4,500 |
| Aug 2026 | 108B | 4 ROOM | S$4,400 |
| Jul 2026 | 110A | 4 ROOM | S$4,500 |
| Jun 2026 | 103A | 4 ROOM | S$4,500 |
| Jun 2026 | 102A | 4 ROOM | S$4,000 |
| May 2026 | 103A | 4 ROOM | S$3,800 |
median of 21 HDB rental approvals for 4 ROOM on Bidadari Pk Dr since 2025-10.
Buying or selling at S$1,089,000?
Buying: Stamp duty on S$1,089,000 · Cash and CPF needed on S$1,089,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,089,000.
Each opens with this figure filled in; change anything there.
Primary schools near 104a Bidadari Pk Dr
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
- Cedar Primary School · 426 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 652 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maris Stella High School (boys) · 943 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Yangzheng Primary School · 1,346 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Canossa Catholic Primary School · 1,411 m · no 2025 Phase 2C ballot
- Bendemeer Primary School · 1,517 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 1,610 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 1,677 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 1,778 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 104A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$1,058,000 | S$11,376 psm |
| Oct 2026 | Blk 104A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$1,000,888 | S$10,762 psm |
| Sept 2026 | Blk 104A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$1,238,888 | S$13,321 psm |
| Sept 2026 | Blk 104A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$785,000 | S$11,544 psm |
| Sept 2026 | Blk 104A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$1,150,000 | S$12,366 psm |
| Sept 2026 | Blk 104A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$1,165,000 | S$12,527 psm |
| Sept 2026 | Blk 104A · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$768,000 | S$11,294 psm |
| Sept 2026 | Blk 104A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$770,000 | S$11,324 psm |
| Aug 2026 | Blk 104A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$1,155,000 | S$12,419 psm |
| Aug 2026 | Blk 104A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$1,140,000 | S$12,258 psm |
| Aug 2026 | Blk 104A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$775,000 | S$11,397 psm |
| Jul 2026 | Blk 104A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$967,000 | S$10,398 psm |
| Jun 2026 | Blk 104A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$990,000 | S$10,645 psm |
| Jun 2026 | Blk 104A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$1,088,000 | S$11,699 psm |
| May 2026 | Blk 104A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$980,000 | S$10,538 psm |
| May 2026 | Blk 104A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$1,063,888 | S$11,440 psm |
| May 2026 | Blk 104A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$845,000 | S$12,426 psm |
| Apr 2026 | Blk 104A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$1,058,000 | S$11,376 psm |
| Apr 2026 | Blk 104A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$1,090,000 | S$11,720 psm |
| Apr 2026 | Blk 104A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$850,000 | S$12,500 psm |
| Mar 2026 | Blk 104A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$1,150,000 | S$12,366 psm |
| Feb 2026 | Blk 104A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$1,188,888 | S$12,784 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 104A · 3 ROOM | S$3,600 | — |
| Feb 2022 | Blk 104A · 4 ROOM | S$2,900 | — |
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 93 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, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 88 years | S$1,035,314 | S$1,143,070 | S$1,237,967 | S$1,259,617 |
| 10 years | 83 years | S$972,078 | S$1,184,957 | S$1,389,872 | S$1,438,912 |
| 20 years | 73 years | S$857,458 | S$1,274,138 | S$1,752,916 | S$1,878,796 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.