Blk 69 Bedok Sth Ave 3
Project page · 99-year lease from 1978
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 69 | 01 TO 03 | 67 sqm | S$358,000 | S$5,343 psm | ×1.000 | S$5,343 psm |
| Jun 2026 | Blk 69 | 04 TO 06 | 67 sqm | S$370,000 | S$5,522 psm | ×1.000 | S$5,522 psm |
| Apr 2026 | Blk 69 | 07 TO 09 | 67 sqm | S$400,000 | S$5,970 psm | ×1.000 | S$5,970 psm |
| Nov 2025 | Blk 69 | 04 TO 06 | 67 sqm | S$443,000 | S$6,612 psm | ×0.996 | S$6,586 psm |
How accurate is this estimate for Bedok Sth Ave 3?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 17 sales in Bedok Sth Ave 3 since.
- Median error
- 7.7%
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.
8.73% gross yield
S$33,600 of rent a year against the estimate above · 0.73 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 7 approvals in the last year.
In Bedok, flats of this type with 50 to 59 years of lease left yield 8.00%, from 56 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 |
|---|---|---|---|
| Aug 2026 | 69 | 3 ROOM | S$2,700 |
| Jul 2026 | 69 | 3 ROOM | S$2,900 |
| Apr 2026 | 69 | 3 ROOM | S$3,300 |
| Apr 2026 | 69 | 3 ROOM | S$2,000 |
| Mar 2026 | 69 | 3 ROOM | S$2,800 |
| Dec 2025 | 69 | 3 ROOM | S$2,800 |
| Nov 2025 | 69 | 3 ROOM | S$2,900 |
median of 7 HDB rental approvals for 3 ROOM on Bedok Sth Ave 3 since 2025-10.
Buying or selling at S$385,000?
Buying: Stamp duty on S$385,000 · Cash and CPF needed on S$385,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$385,000.
Each opens with this figure filled in; change anything there.
Primary schools near 69 Bedok Sth Ave 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
- Temasek Primary School · 210 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bedok Green Primary School · 734 m · no 2025 Phase 2C ballot
1 to 2 km
- Fengshan Primary School · 1,636 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- St. Anthony's Canossian Primary School (girls) · 1,655 m · no 2025 Phase 2C ballot
- Red Swastika School · 1,781 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,953 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 69 · 3 ROOM · 01 TO 03 · New Generation · 51 years left | 67 sqm | S$358,000 | S$5,343 psm |
| Jun 2026 | Blk 69 · 3 ROOM · 04 TO 06 · New Generation · 51 years left | 67 sqm | S$370,000 | S$5,522 psm |
| Apr 2026 | Blk 69 · 3 ROOM · 07 TO 09 · New Generation · 51 years left | 67 sqm | S$400,000 | S$5,970 psm |
| Nov 2025 | Blk 69 · 3 ROOM · 04 TO 06 · New Generation · 51 years left | 67 sqm | S$443,000 | S$6,612 psm |
| Nov 2024 | Blk 69 · 3 ROOM · 07 TO 09 · New Generation · 52 years left | 67 sqm | S$420,000 | S$6,269 psm |
| Oct 2024 | Blk 69 · 3 ROOM · 07 TO 09 · New Generation · 52 years left | 67 sqm | S$410,000 | S$6,119 psm |
| Jun 2024 | Blk 69 · 3 ROOM · 01 TO 03 · New Generation · 53 years left | 67 sqm | S$368,000 | S$5,493 psm |
| May 2024 | Blk 69 · 3 ROOM · 01 TO 03 · New Generation · 53 years left | 82 sqm | S$403,000 | S$4,915 psm |
| May 2024 | Blk 69 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 67 sqm | S$363,000 | S$5,418 psm |
| Apr 2024 | Blk 69 · 3 ROOM · 10 TO 12 · New Generation · 53 years left | 67 sqm | S$398,000 | S$5,940 psm |
| Sept 2023 | Blk 69 · 3 ROOM · 10 TO 12 · New Generation · 53 years left | 82 sqm | S$410,000 | S$5,000 psm |
| Apr 2023 | Blk 69 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 67 sqm | S$379,000 | S$5,657 psm |
| Oct 2022 | Blk 69 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 67 sqm | S$372,000 | S$5,552 psm |
| May 2022 | Blk 69 · 3 ROOM · 07 TO 09 · New Generation · 55 years left | 67 sqm | S$350,000 | S$5,224 psm |
| Apr 2022 | Blk 69 · 4 ROOM · 04 TO 06 · New Generation · 55 years left | 92 sqm | S$406,000 | S$4,413 psm |
| Jan 2022 | Blk 69 · 4 ROOM · 10 TO 12 · New Generation · 55 years left | 92 sqm | S$420,000 | S$4,565 psm |
Showing 16 of 69.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 69 · 4 ROOM | S$3,500 | — |
| Aug 2026 | Blk 69 · 3 ROOM | S$2,700 | — |
| Jul 2026 | Blk 69 · 3 ROOM | S$2,900 | — |
| Apr 2026 | Blk 69 · 3 ROOM | S$3,300 | — |
| Apr 2026 | Blk 69 · 4 ROOM | S$2,500 | — |
| Apr 2026 | Blk 69 · 3 ROOM | S$2,000 | — |
| Mar 2026 | Blk 69 · 3 ROOM | S$2,800 | — |
| Dec 2025 | Blk 69 · 3 ROOM | S$2,800 | — |
| Nov 2025 | Blk 69 · 5 ROOM | S$4,200 | — |
| Nov 2025 | Blk 69 · 3 ROOM | S$2,900 | — |
| Aug 2025 | Blk 69 · 3 ROOM | S$3,100 | — |
| Jul 2025 | Blk 69 · 3 ROOM | S$1,600 | — |
| May 2025 | Blk 69 · 3 ROOM | S$3,000 | — |
| Apr 2025 | Blk 69 · 4 ROOM | S$3,400 | — |
| Apr 2025 | Blk 69 · 3 ROOM | S$2,600 | — |
| Apr 2025 | Blk 69 · 3 ROOM | S$2,600 | — |
| Dec 2024 | Blk 69 · 3 ROOM | S$2,600 | — |
| Nov 2024 | Blk 69 · 4 ROOM | S$3,400 | — |
| Oct 2024 | Blk 69 · 3 ROOM | S$2,100 | — |
| Jul 2024 | Blk 69 · 3 ROOM | S$2,000 | — |
| May 2024 | Blk 69 · 3 ROOM | S$3,000 | — |
| May 2024 | Blk 69 · 3 ROOM | S$2,600 | — |
| Apr 2024 | Blk 69 · 3 ROOM | S$2,800 | — |
| Apr 2024 | Blk 69 · 4 ROOM | S$2,000 | — |
| Sept 2023 | Blk 69 · 5 ROOM | S$4,200 | — |
| Aug 2023 | Blk 69 · 3 ROOM | S$3,100 | — |
| Aug 2023 | Blk 69 · 3 ROOM | S$2,000 | — |
| Jul 2023 | Blk 69 · 3 ROOM | S$1,600 | — |
| Jun 2023 | Blk 69 · 3 ROOM | S$3,500 | — |
| Apr 2023 | Blk 69 · 3 ROOM | S$2,600 | — |
| Nov 2022 | Blk 69 · 3 ROOM | S$2,850 | — |
| Sept 2022 | Blk 69 · 4 ROOM | S$3,400 | — |
| Sept 2022 | Blk 69 · 3 ROOM | S$2,100 | — |
| Sept 2022 | Blk 69 · 3 ROOM | S$1,850 | — |
| May 2022 | Blk 69 · 3 ROOM | S$2,450 | — |
| May 2022 | Blk 69 · 3 ROOM | S$1,400 | — |
| Apr 2022 | Blk 69 · 3 ROOM | S$1,600 | — |
| Mar 2022 | Blk 69 · 4 ROOM | S$1,900 | — |
| Mar 2022 | Blk 69 · 3 ROOM | S$1,700 | — |
| Dec 2021 | Blk 69 · 3 ROOM | S$2,000 | — |
| Nov 2021 | Blk 69 · 3 ROOM | S$1,650 | — |
| Nov 2021 | Blk 69 · 3 ROOM | S$1,500 | — |
| Sept 2021 | Blk 69 · 4 ROOM | S$2,200 | — |
| Sept 2021 | Blk 69 · 3 ROOM | S$1,600 | — |
| Aug 2021 | Blk 69 · 3 ROOM | S$1,800 | — |
| Jul 2021 | Blk 69 · 3 ROOM | S$1,600 | — |
| Apr 2021 | Blk 69 · 3 ROOM | S$1,900 | — |
| Mar 2021 | Blk 69 · 3 ROOM | S$1,650 | — |
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 50 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 | 45 years | S$365,607 | S$403,660 | S$437,171 | S$444,817 |
| 10 years | 40 years | S$344,309 | S$419,710 | S$492,291 | S$509,661 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.