Blk 90 Bedok Nth St 4
Project page · 99-year lease from 1978
Based on 3 sales in this street, last 24 months. Search widened 2 of 3 steps to find enough comparable sales. 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 90 | 01 TO 03 | 117 sqm | S$600,000 | S$5,128 psm | ×1.000 | S$5,128 psm |
| Feb 2025 | Blk 90 | 01 TO 03 | 117 sqm | S$620,000 | S$5,299 psm | ×1.009 | S$5,347 psm |
| Jan 2025 | Blk 91 | 07 TO 09 | 117 sqm | S$625,000 | S$5,342 psm | ×1.009 | S$5,390 psm |
How accurate is this estimate for Bedok Nth St 4?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 47 sales in Bedok Nth St 4 since.
- Median error
- 1.6%
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.
6.71% gross yield
S$42,000 of rent a year against the estimate above · 0.83 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 7 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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 | 90 | 5 ROOM | S$4,000 |
| Sept 2026 | 90 | 5 ROOM | S$3,500 |
| Sept 2026 | 90 | 5 ROOM | S$3,100 |
| Mar 2026 | 90 | 5 ROOM | S$3,800 |
| Feb 2026 | 91 | 5 ROOM | S$3,400 |
| Jan 2026 | 187B | 5 ROOM | S$4,000 |
| Dec 2025 | 91 | 5 ROOM | S$3,400 |
median of 7 HDB rental approvals for 5 ROOM on Bedok Nth St 4 since 2025-10.
Buying or selling at S$625,552?
Buying: Stamp duty on S$625,552 · Cash and CPF needed on S$625,552 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$625,552.
Each opens with this figure filled in; change anything there.
Primary schools near 90 Bedok Nth St 4
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) · 205 m · no 2025 Phase 2C ballot
- Red Swastika School · 586 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 781 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bedok Green Primary School · 868 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 930 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
1 to 2 km
- Changkat Primary School · 1,501 m · no 2025 Phase 2C ballot
- Temasek Primary School · 1,640 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,701 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Hilda's Primary School · 1,872 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,894 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 90 · 5 ROOM · 01 TO 03 · Standard · 51 years left | 117 sqm | S$600,000 | S$5,128 psm |
| Feb 2025 | Blk 90 · 5 ROOM · 01 TO 03 · Standard · 52 years left | 117 sqm | S$620,000 | S$5,299 psm |
| Oct 2024 | Blk 90 · 5 ROOM · 04 TO 06 · Standard · 53 years left | 117 sqm | S$620,000 | S$5,299 psm |
| Apr 2024 | Blk 90 · 5 ROOM · 10 TO 12 · Standard · 53 years left | 117 sqm | S$620,000 | S$5,299 psm |
| Feb 2024 | Blk 90 · 5 ROOM · 13 TO 15 · Standard · 53 years left | 117 sqm | S$610,000 | S$5,214 psm |
| Nov 2023 | Blk 90 · 5 ROOM · 13 TO 15 · Standard · 54 years left | 117 sqm | S$590,000 | S$5,043 psm |
| Oct 2023 | Blk 90 · 5 ROOM · 01 TO 03 · Standard · 54 years left | 117 sqm | S$580,000 | S$4,957 psm |
| Mar 2023 | Blk 90 · 4 ROOM · 10 TO 12 · New Generation · 54 years left | 89 sqm | S$445,000 | S$5,000 psm |
| Oct 2022 | Blk 90 · 5 ROOM · 01 TO 03 · Standard · 55 years left | 117 sqm | S$525,888 | S$4,495 psm |
Showing 9 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 90 · 5 ROOM | S$4,000 | — |
| Sept 2026 | Blk 90 · 5 ROOM | S$3,500 | — |
| Sept 2026 | Blk 90 · 5 ROOM | S$3,100 | — |
| Mar 2026 | Blk 90 · 5 ROOM | S$3,800 | — |
| Sept 2025 | Blk 90 · 5 ROOM | S$4,000 | — |
| Jul 2025 | Blk 90 · 4 ROOM | S$3,000 | — |
| Feb 2025 | Blk 90 · 5 ROOM | S$3,600 | — |
| Oct 2024 | Blk 90 · 5 ROOM | S$3,100 | — |
| Sept 2024 | Blk 90 · 5 ROOM | S$4,000 | — |
| Sept 2024 | Blk 90 · 5 ROOM | S$3,500 | — |
| Apr 2024 | Blk 90 · 5 ROOM | S$3,800 | — |
| Sept 2023 | Blk 90 · 5 ROOM | S$4,000 | — |
| Aug 2023 | Blk 90 · 4 ROOM | S$3,000 | — |
| Mar 2023 | Blk 90 · 5 ROOM | S$3,600 | — |
| Nov 2022 | Blk 90 · 5 ROOM | S$2,000 | — |
| Sept 2022 | Blk 90 · 5 ROOM | S$3,500 | — |
| Aug 2022 | Blk 90 · 5 ROOM | S$2,600 | — |
| Feb 2022 | Blk 90 · 5 ROOM | S$2,400 | — |
| Sept 2021 | Blk 90 · 5 ROOM | S$1,950 | — |
| Aug 2021 | Blk 90 · 5 ROOM | S$2,000 | — |
| Jul 2021 | Blk 90 · 5 ROOM | S$2,600 | — |
| Jul 2021 | Blk 90 · 4 ROOM | S$2,300 | — |
| Jun 2021 | Blk 90 · 5 ROOM | S$2,800 | — |
| Mar 2021 | Blk 90 · 5 ROOM | S$2,100 | — |
| Feb 2021 | Blk 90 · 5 ROOM | S$2,100 | — |
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$594,042 | S$655,870 | S$710,320 | S$722,743 |
| 10 years | 40 years | S$559,436 | S$681,950 | S$799,880 | S$828,102 |
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.