homequant
HDB · 460034

Blk 34 Bedok Sth Ave 2

Project page · 99-year lease from 1977

Indicative value range
S$450,000 – S$490,000
Indicative mid S$475,000 · S$5,278 psm

Based on 5 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 3401 TO 0390 sqmS$445,000S$4,944 psm×1.000S$4,944 psm
Sept 2026Blk 3404 TO 0690 sqmS$500,000S$5,556 psm×1.000S$5,556 psm
May 2026Blk 3413 TO 1590 sqmS$450,000S$5,000 psm×1.000S$5,000 psm
May 2026Blk 3413 TO 1590 sqmS$475,000S$5,278 psm×1.000S$5,278 psm
May 2026Blk 3407 TO 0990 sqmS$490,000S$5,444 psm×1.000S$5,444 psm

How accurate is this estimate for Bedok Sth Ave 2?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 33 sales in Bedok Sth Ave 2 since.

Median error
7.0%

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.

8.34% gross yield

S$39,600 of rent a year against the estimate above · 0.34 points above flats like it

Homes like this rent for about S$3,300 a month, the middle of 51 approvals in the last year.

Across Singapore, flats of this type with 40 to 49 years of lease left yield 8.00%, from 23 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

ApprovedBlockFlatRent a month
Sept 2026354 ROOMS$3,700
Sept 2026374 ROOMS$3,400
Aug 202654 ROOMS$3,600
Aug 2026344 ROOMS$3,300
Aug 202654 ROOMS$3,200
Jul 202674 ROOMS$3,550
Jul 2026374 ROOMS$3,500
Jul 202664 ROOMS$3,400

median of 51 HDB rental approvals for 4 ROOM on Bedok Sth Ave 2 since 2025-10.

Buying or selling at S$475,000?

Buying: Stamp duty on S$475,000 · Cash and CPF needed on S$475,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$475,000.

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

Primary schools near 34 Bedok Sth 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 34 · 4 ROOM · 01 TO 03 · Improved · 50 years left
90 sqmS$445,000S$4,944 psm
Sept 2026
Blk 34 · 4 ROOM · 04 TO 06 · Improved · 50 years left
90 sqmS$500,000S$5,556 psm
May 2026
Blk 34 · 4 ROOM · 07 TO 09 · Improved · 50 years left
90 sqmS$490,000S$5,444 psm
May 2026
Blk 34 · 4 ROOM · 13 TO 15 · Improved · 50 years left
90 sqmS$475,000S$5,278 psm
May 2026
Blk 34 · 4 ROOM · 13 TO 15 · Improved · 50 years left
90 sqmS$450,000S$5,000 psm
Aug 2025
Blk 34 · 4 ROOM · 01 TO 03 · Improved · 51 years left
90 sqmS$465,500S$5,172 psm
May 2025
Blk 34 · 4 ROOM · 07 TO 09 · Improved · 51 years left
90 sqmS$530,888S$5,899 psm
May 2025
Blk 34 · 4 ROOM · 07 TO 09 · Improved · 51 years left
90 sqmS$465,000S$5,167 psm
Mar 2025
Blk 34 · 4 ROOM · 04 TO 06 · Improved · 52 years left
90 sqmS$520,000S$5,778 psm
Oct 2024
Blk 34 · 4 ROOM · 07 TO 09 · Improved · 52 years left
90 sqmS$480,888S$5,343 psm
Feb 2024
Blk 34 · 4 ROOM · 04 TO 06 · Improved · 53 years left
90 sqmS$410,000S$4,556 psm
Aug 2023
Blk 34 · 4 ROOM · 13 TO 15 · Improved · 53 years left
90 sqmS$439,000S$4,878 psm
Aug 2023
Blk 34 · 4 ROOM · 10 TO 12 · Improved · 53 years left
90 sqmS$415,000S$4,611 psm
Mar 2023
Blk 34 · 4 ROOM · 04 TO 06 · Improved · 54 years left
90 sqmS$420,000S$4,667 psm
Dec 2022
Blk 34 · 4 ROOM · 07 TO 09 · Improved · 54 years left
90 sqmS$405,000S$4,500 psm
Nov 2022
Blk 34 · 4 ROOM · 10 TO 12 · Improved · 54 years left
90 sqmS$438,888S$4,877 psm
Sept 2022
Blk 34 · 4 ROOM · 07 TO 09 · Improved · 54 years left
90 sqmS$428,000S$4,756 psm
Aug 2022
Blk 34 · 4 ROOM · 10 TO 12 · Improved · 54 years left
90 sqmS$432,888S$4,810 psm
Jun 2022
Blk 34 · 4 ROOM · 10 TO 12 · Improved · 54 years left
90 sqmS$421,888S$4,688 psm
See more

Showing 19 of 112.

Sale prices as filed in caveats.

Where the lease takes this

About 49 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, 3.64% a yearmeasuredPrices 4% a year
5 years44 yearsS$447,330S$493,888S$534,890S$544,245
10 years39 yearsS$417,576S$509,023S$597,048S$618,114

On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% 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.