Blk 77 Bedok Nth Rd
Project page · 99-year lease from 1986
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 77 | 04 TO 06 | 60 sqm | S$393,000 | S$6,550 psm | ×1.000 | S$6,550 psm |
| Jun 2026 | Blk 77 | 13 TO 15 | 69 sqm | S$455,000 | S$6,594 psm | ×1.000 | S$6,594 psm |
| Feb 2026 | Blk 77 | 10 TO 12 | 60 sqm | S$390,000 | S$6,500 psm | ×0.997 | S$6,481 psm |
| Feb 2026 | Blk 77 | 10 TO 12 | 69 sqm | S$435,000 | S$6,304 psm | ×0.997 | S$6,286 psm |
| Dec 2025 | Blk 77 | 07 TO 09 | 60 sqm | S$390,000 | S$6,500 psm | ×0.996 | S$6,474 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.
8.49% gross yield
S$33,000 of rent a year against the estimate above · 0.49 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 77 | 3 ROOM | S$3,100 |
| Sept 2026 | 76 | 3 ROOM | S$3,000 |
| Sept 2026 | 77 | 3 ROOM | S$2,700 |
| Sept 2026 | 124 | 3 ROOM | S$2,700 |
| Sept 2026 | 76 | 3 ROOM | S$2,600 |
| Sept 2026 | 125 | 3 ROOM | S$2,550 |
| Sept 2026 | 124 | 3 ROOM | S$2,250 |
| Sept 2026 | 110 | 3 ROOM | S$2,200 |
median of 112 HDB rental approvals for 3 ROOM on Bedok Nth Rd since 2025-10.
Buying or selling at S$388,849?
Buying: Stamp duty on S$388,849 · Cash and CPF needed on S$388,849 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$388,849.
Each opens with this figure filled in; change anything there.
Primary schools near 77 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
- St. Anthony's Canossian Primary School (girls) · 608 m · no 2025 Phase 2C ballot
- Bedok Green Primary School · 629 m · no 2025 Phase 2C ballot
- Red Swastika School · 892 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Fengshan Primary School · 1,070 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- Yu Neng Primary School · 1,091 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Temasek Primary School · 1,224 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,625 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 77 · 3 ROOM · 04 TO 06 · Improved · 59 years left | 60 sqm | S$393,000 | S$6,550 psm |
| Jun 2026 | Blk 77 · 3 ROOM · 13 TO 15 · Improved · 59 years left | 69 sqm | S$455,000 | S$6,594 psm |
| Feb 2026 | Blk 77 · 3 ROOM · 10 TO 12 · Improved · 59 years left | 69 sqm | S$435,000 | S$6,304 psm |
| Feb 2026 | Blk 77 · 3 ROOM · 10 TO 12 · Improved · 59 years left | 60 sqm | S$390,000 | S$6,500 psm |
| Dec 2025 | Blk 77 · 3 ROOM · 07 TO 09 · Improved · 59 years left | 60 sqm | S$390,000 | S$6,500 psm |
| Oct 2025 | Blk 77 · 3 ROOM · 01 TO 03 · Improved · 60 years left excluded: outlier | 69 sqm | S$405,000 | S$5,870 psm |
| Aug 2025 | Blk 77 · 3 ROOM · 01 TO 03 · Improved · 60 years left | 60 sqm | S$405,000 | S$6,750 psm |
| Aug 2025 | Blk 77 · 3 ROOM · 07 TO 09 · Improved · 60 years left | 60 sqm | S$418,000 | S$6,967 psm |
| Apr 2025 | Blk 77 · 3 ROOM · 01 TO 03 · Improved · 60 years left | 60 sqm | S$398,000 | S$6,633 psm |
| Mar 2025 | Blk 77 · 3 ROOM · 07 TO 09 · Improved · 60 years left | 60 sqm | S$420,000 | S$7,000 psm |
| Oct 2024 | Blk 77 · 3 ROOM · 04 TO 06 · Improved · 61 years left | 60 sqm | S$395,000 | S$6,583 psm |
| Sept 2024 | Blk 77 · 3 ROOM · 04 TO 06 · Improved · 61 years left | 60 sqm | S$392,000 | S$6,533 psm |
| Aug 2024 | Blk 77 · 3 ROOM · 10 TO 12 · Improved · 61 years left | 60 sqm | S$388,000 | S$6,467 psm |
| Feb 2024 | Blk 77 · 3 ROOM · 04 TO 06 · Improved · 61 years left | 60 sqm | S$388,000 | S$6,467 psm |
| Jan 2024 | Blk 77 · 3 ROOM · 10 TO 12 · Improved · 61 years left | 60 sqm | S$365,000 | S$6,083 psm |
| Jan 2024 | Blk 77 · 3 ROOM · 07 TO 09 · Improved · 61 years left | 60 sqm | S$360,000 | S$6,000 psm |
| Dec 2023 | Blk 77 · 3 ROOM · 10 TO 12 · Improved · 61 years left | 60 sqm | S$375,000 | S$6,250 psm |
| Nov 2023 | Blk 77 · 3 ROOM · 01 TO 03 · Improved · 62 years left | 60 sqm | S$350,000 | S$5,833 psm |
| Aug 2023 | Blk 77 · 3 ROOM · 07 TO 09 · Improved · 62 years left | 60 sqm | S$370,000 | S$6,167 psm |
| May 2023 | Blk 77 · 3 ROOM · 04 TO 06 · Improved · 62 years left | 60 sqm | S$365,000 | S$6,083 psm |
| Apr 2023 | Blk 77 · 3 ROOM · 04 TO 06 · Improved · 62 years left | 60 sqm | S$335,000 | S$5,583 psm |
| Dec 2022 | Blk 77 · 3 ROOM · 01 TO 03 · Improved · 62 years left | 60 sqm | S$328,000 | S$5,467 psm |
| Oct 2022 | Blk 77 · 3 ROOM · 10 TO 12 · Improved · 63 years left | 60 sqm | S$330,000 | S$5,500 psm |
| Sept 2022 | Blk 77 · 3 ROOM · 13 TO 15 · Improved · 63 years left | 60 sqm | S$378,000 | S$6,300 psm |
| Aug 2022 | Blk 77 · 3 ROOM · 10 TO 12 · Improved · 63 years left | 60 sqm | S$345,000 | S$5,750 psm |
| Jul 2022 | Blk 77 · 3 ROOM · 10 TO 12 · Improved · 63 years left | 69 sqm | S$346,888 | S$5,027 psm |
| Jun 2022 | Blk 77 · 3 ROOM · 07 TO 09 · Improved · 63 years left | 60 sqm | S$335,000 | S$5,583 psm |
| Jan 2022 | Blk 77 · 3 ROOM · 13 TO 15 · Improved · 63 years left | 60 sqm | S$338,000 | S$5,633 psm |
Showing 28 of 155.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 77 · 3 ROOM | S$3,100 | — |
| Sept 2026 | Blk 77 · 3 ROOM | S$2,700 | — |
| Jul 2026 | Blk 77 · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 77 · 3 ROOM | S$2,850 | — |
| Jun 2026 | Blk 77 · 3 ROOM | S$2,700 | — |
| May 2026 | Blk 77 · 3 ROOM | S$2,350 | — |
| Mar 2026 | Blk 77 · 3 ROOM | S$2,750 | — |
| Feb 2026 | Blk 77 · 3 ROOM | S$2,100 | — |
| Jan 2026 | Blk 77 · 3 ROOM | S$2,800 | — |
| Dec 2025 | Blk 77 · 3 ROOM | S$2,600 | — |
| Nov 2025 | Blk 77 · 3 ROOM | S$2,800 | — |
| Nov 2025 | Blk 77 · 3 ROOM | S$1,600 | — |
| Sept 2025 | Blk 77 · 3 ROOM | S$2,800 | — |
| Sept 2025 | Blk 77 · 3 ROOM | S$2,700 | — |
| Sept 2025 | Blk 77 · 3 ROOM | S$2,500 | — |
| May 2025 | Blk 77 · 3 ROOM | S$2,900 | — |
| Apr 2025 | Blk 77 · 3 ROOM | S$3,000 | — |
| Apr 2025 | Blk 77 · 3 ROOM | S$2,800 | — |
| Mar 2025 | Blk 77 · 3 ROOM | S$2,700 | — |
| Sept 2024 | Blk 77 · 3 ROOM | S$3,100 | — |
| Sept 2024 | Blk 77 · 3 ROOM | S$2,700 | — |
| Sept 2024 | Blk 77 · 3 ROOM | S$2,700 | — |
| Sept 2024 | Blk 77 · 3 ROOM | S$2,550 | — |
| Jul 2024 | Blk 77 · 3 ROOM | S$2,000 | — |
| Jun 2024 | Blk 77 · 3 ROOM | S$3,000 | — |
| Jun 2024 | Blk 77 · 3 ROOM | S$2,750 | — |
| Apr 2024 | Blk 77 · 3 ROOM | S$2,200 | — |
| Mar 2024 | Blk 77 · 3 ROOM | S$2,100 | — |
| Dec 2023 | Blk 77 · 3 ROOM | S$2,800 | — |
| Dec 2023 | Blk 77 · 3 ROOM | S$2,600 | — |
| Oct 2023 | Blk 77 · 3 ROOM | S$2,600 | — |
| Oct 2023 | Blk 77 · 3 ROOM | S$1,600 | — |
| Sept 2023 | Blk 77 · 3 ROOM | S$2,500 | — |
| Aug 2023 | Blk 77 · 3 ROOM | S$3,000 | — |
| Jul 2023 | Blk 77 · 3 ROOM | S$1,200 | — |
| Jun 2023 | Blk 77 · 3 ROOM | S$2,500 | — |
| May 2023 | Blk 77 · 3 ROOM | S$3,050 | — |
| May 2023 | Blk 77 · 3 ROOM | S$3,000 | — |
| Apr 2023 | Blk 77 · 3 ROOM | S$3,100 | — |
| Mar 2023 | Blk 77 · 3 ROOM | S$3,000 | — |
| Oct 2022 | Blk 77 · 3 ROOM | S$3,100 | — |
| Sept 2022 | Blk 77 · 3 ROOM | S$1,700 | — |
| Aug 2022 | Blk 77 · 3 ROOM | S$2,350 | — |
| Mar 2022 | Blk 77 · 3 ROOM | S$1,600 | — |
| Feb 2022 | Blk 77 · 3 ROOM | S$1,900 | — |
| Feb 2022 | Blk 77 · 3 ROOM | S$1,800 | — |
| Jan 2022 | Blk 77 · 3 ROOM | S$2,600 | — |
| Dec 2021 | Blk 77 · 3 ROOM | S$2,500 | — |
| Oct 2021 | Blk 77 · 3 ROOM | S$1,600 | — |
| Sept 2021 | Blk 77 · 3 ROOM | S$1,700 | — |
| Aug 2021 | Blk 77 · 3 ROOM | S$1,500 | — |
| Jun 2021 | Blk 77 · 3 ROOM | S$1,900 | — |
| Jun 2021 | Blk 77 · 3 ROOM | S$1,550 | — |
| May 2021 | Blk 77 · 3 ROOM | S$1,950 | — |
| May 2021 | Blk 77 · 3 ROOM | S$1,200 | — |
| Apr 2021 | Blk 77 · 3 ROOM | S$1,500 | — |
| Mar 2021 | Blk 77 · 3 ROOM | S$1,800 | — |
| Mar 2021 | Blk 77 · 3 ROOM | S$1,600 | — |
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 58 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 | 53 years | S$371,194 | S$409,828 | S$443,852 | S$451,614 |
| 10 years | 48 years | S$352,496 | S$429,691 | S$503,997 | S$521,780 |
| 20 years | 38 years | S$309,882 | S$460,468 | S$633,496 | S$678,989 |
On a flat market the lease alone costs 20% over 20 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 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.