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HDB · 460074

Blk 74 Bedok Nth Rd

Project page · 99-year lease from 1978

Indicative value range
S$352,400 – S$386,500
Indicative mid S$380,000 · S$6,441 psm

Based on 7 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
Aug 2026Blk 7410 TO 1259 sqmS$346,800S$5,878 psm×1.000S$5,878 psm
Aug 2026Blk 7404 TO 0659 sqmS$358,000S$6,068 psm×1.000S$6,068 psm
Aug 2026Blk 7407 TO 0959 sqmS$380,000S$6,441 psm×1.000S$6,441 psm
May 2026Blk 7407 TO 0959 sqmS$380,000S$6,441 psm×1.000S$6,441 psm
May 2026Blk 7404 TO 0659 sqmS$340,000S$5,763 psm×1.000S$5,763 psm
Apr 2026Blk 7410 TO 1259 sqmS$393,000S$6,661 psm×1.000S$6,661 psm
Dec 2025Blk 7410 TO 1259 sqmS$400,000S$6,780 psm×0.996S$6,753 psm

How accurate is this estimate for Bedok Nth Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 153 sales in Bedok Nth Rd since.

Median error
4.5%

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.

8.68% gross yield

S$33,000 of rent a year against the estimate above · 0.68 points above flats like it

Homes like this rent for about S$2,750 a month, the middle of 112 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

ApprovedBlockFlatRent a month
Sept 2026773 ROOMS$3,100
Sept 2026763 ROOMS$3,000
Sept 2026773 ROOMS$2,700
Sept 20261243 ROOMS$2,700
Sept 2026763 ROOMS$2,600
Sept 20261253 ROOMS$2,550
Sept 20261243 ROOMS$2,250
Sept 20261103 ROOMS$2,200

median of 112 HDB rental approvals for 3 ROOM on Bedok Nth Rd since 2025-10.

Buying or selling at S$380,000?

Buying: Stamp duty on S$380,000 · Cash and CPF needed on S$380,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$380,000.

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

Primary schools near 74 Bedok Nth Rd

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
Aug 2026
Blk 74 · 3 ROOM · 07 TO 09 · Improved · 51 years left
59 sqmS$380,000S$6,441 psm
Aug 2026
Blk 74 · 3 ROOM · 04 TO 06 · Improved · 51 years left
59 sqmS$358,000S$6,068 psm
Aug 2026
Blk 74 · 3 ROOM · 10 TO 12 · Improved · 51 years left
59 sqmS$346,800S$5,878 psm
May 2026
Blk 74 · 3 ROOM · 04 TO 06 · Improved · 51 years left
59 sqmS$340,000S$5,763 psm
May 2026
Blk 74 · 3 ROOM · 07 TO 09 · Improved · 51 years left
59 sqmS$380,000S$6,441 psm
Apr 2026
Blk 74 · 3 ROOM · 10 TO 12 · Improved · 51 years left
59 sqmS$393,000S$6,661 psm
Dec 2025
Blk 74 · 3 ROOM · 10 TO 12 · Improved · 51 years left
59 sqmS$400,000S$6,780 psm
Sept 2025
Blk 74 · 3 ROOM · 04 TO 06 · Improved · 51 years left
70 sqmS$406,000S$5,800 psm
May 2025
Blk 74 · 3 ROOM · 10 TO 12 · Improved · 52 years left
59 sqmS$386,800S$6,556 psm
Aug 2024
Blk 74 · 3 ROOM · 01 TO 03 · Improved · 53 years left
59 sqmS$380,000S$6,441 psm
Aug 2024
Blk 74 · 3 ROOM · 07 TO 09 · Improved · 53 years left
59 sqmS$360,000S$6,102 psm
Jun 2024
Blk 74 · 3 ROOM · 07 TO 09 · Improved · 53 years left
excluded: outlier
59 sqmS$410,000S$6,949 psm
Jun 2024
Blk 74 · 3 ROOM · 10 TO 12 · Improved · 53 years left
59 sqmS$372,000S$6,305 psm
Jun 2024
Blk 74 · 3 ROOM · 07 TO 09 · Improved · 53 years left
59 sqmS$360,000S$6,102 psm
Mar 2024
Blk 74 · 3 ROOM · 07 TO 09 · Improved · 53 years left
59 sqmS$320,000S$5,424 psm
Feb 2024
Blk 74 · 3 ROOM · 07 TO 09 · Improved · 53 years left
59 sqmS$332,000S$5,627 psm
Jan 2024
Blk 74 · 3 ROOM · 04 TO 06 · Improved · 53 years left
59 sqmS$360,000S$6,102 psm
Dec 2023
Blk 74 · 3 ROOM · 04 TO 06 · Improved · 53 years left
59 sqmS$317,500S$5,381 psm
Oct 2023
Blk 74 · 3 ROOM · 07 TO 09 · Improved · 53 years left
59 sqmS$358,000S$6,068 psm
Jun 2023
Blk 74 · 3 ROOM · 04 TO 06 · Improved · 54 years left
59 sqmS$360,000S$6,102 psm
Apr 2023
Blk 74 · 3 ROOM · 04 TO 06 · Improved · 54 years left
59 sqmS$325,000S$5,508 psm
Mar 2023
Blk 74 · 3 ROOM · 04 TO 06 · Improved · 54 years left
59 sqmS$365,000S$6,186 psm
Dec 2022
Blk 74 · 3 ROOM · 07 TO 09 · Improved · 54 years left
59 sqmS$318,000S$5,390 psm
Sept 2022
Blk 74 · 3 ROOM · 04 TO 06 · Improved · 54 years left
59 sqmS$305,000S$5,169 psm
Sept 2022
Blk 74 · 3 ROOM · 01 TO 03 · Improved · 54 years left
59 sqmS$290,000S$4,915 psm
Jun 2022
Blk 74 · 3 ROOM · 07 TO 09 · Improved · 55 years left
59 sqmS$308,000S$5,220 psm
Jun 2022
Blk 74 · 3 ROOM · 04 TO 06 · Improved · 55 years left
59 sqmS$300,500S$5,093 psm
Mar 2022
Blk 74 · 3 ROOM · 13 TO 15 · Improved · 55 years left
59 sqmS$285,000S$4,831 psm
Oct 2021
Blk 74 · 3 ROOM · 13 TO 15 · Improved · 55 years left
70 sqmS$324,000S$4,629 psm
See more

Showing 29 of 138.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years45 yearsS$360,859S$398,417S$431,494S$439,040
10 years40 yearsS$339,837S$414,260S$485,898S$503,042

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.