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HDB · 460092

Blk 92 Bedok Nth Ave 4

Project page · 99-year lease from 1979

Indicative value range
S$388,428 – S$408,888
Indicative mid S$391,841 · S$5,848 psm

Based on 11 sales in this street, last 12 months. Search widened 1 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 10213 TO 1567 sqmS$390,000S$5,821 psm×1.000S$5,821 psm
Aug 2026Blk 10513 TO 1567 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Aug 2026Blk 10307 TO 0967 sqmS$378,000S$5,642 psm×1.000S$5,642 psm
Aug 2026Blk 10010 TO 1267 sqmS$418,000S$6,239 psm×1.000S$6,239 psm
May 2026Blk 9204 TO 0667 sqmS$390,000S$5,821 psm×1.000S$5,821 psm
Apr 2026Blk 10013 TO 1567 sqmS$420,000S$6,269 psm×1.000S$6,269 psm
Feb 2026Blk 10207 TO 0967 sqmS$370,000S$5,522 psm×0.997S$5,506 psm
Feb 2026Blk 10004 TO 0667 sqmS$393,000S$5,866 psm×0.997S$5,848 psm
Jan 2026Blk 10410 TO 1267 sqmS$388,000S$5,791 psm×0.997S$5,774 psm
Dec 2025Blk 10010 TO 1267 sqmS$403,000S$6,015 psm×0.996S$5,991 psm
Dec 2025Blk 10204 TO 0667 sqmS$418,000S$6,239 psm×0.996S$6,214 psm

How accurate is this estimate for Bedok Nth Ave 4?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 40 sales in Bedok Nth Ave 4 since.

Median error
5.3%

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.

8.57% gross yield

S$33,600 of rent a year against the estimate above · 0.57 points above flats like it

Homes like this rent for about S$2,800 a month, the middle of 37 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 20261053 ROOMS$3,200
Sept 20261023 ROOMS$3,000
Sept 20261043 ROOMS$2,800
Sept 20261003 ROOMS$2,650
Sept 20261053 ROOMS$2,400
Aug 20261023 ROOMS$3,000
Aug 20261023 ROOMS$2,750
Aug 2026923 ROOMS$2,550

median of 37 HDB rental approvals for 3 ROOM on Bedok Nth Ave 4 since 2025-10.

Buying or selling at S$391,841?

Buying: Stamp duty on S$391,841 · Cash and CPF needed on S$391,841 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$391,841.

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

Primary schools near 92 Bedok Nth Ave 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 92 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
82 sqmS$480,000S$5,854 psm
Jul 2026
Blk 92 · 4 ROOM · 01 TO 03 · New Generation · 52 years left
94 sqmS$500,000S$5,319 psm
May 2026
Blk 92 · 3 ROOM · 04 TO 06 · New Generation · 52 years left
67 sqmS$390,000S$5,821 psm
Jul 2025
Blk 92 · 3 ROOM · 01 TO 03 · New Generation · 53 years left
67 sqmS$380,000S$5,672 psm
Apr 2025
Blk 92 · 3 ROOM · 10 TO 12 · New Generation · 53 years left
67 sqmS$425,000S$6,343 psm
Mar 2025
Blk 92 · 3 ROOM · 07 TO 09 · New Generation · 53 years left
82 sqmS$488,000S$5,951 psm
Jan 2025
Blk 92 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
67 sqmS$420,000S$6,269 psm
Jul 2024
Blk 92 · 4 ROOM · 04 TO 06 · New Generation · 54 years left
94 sqmS$500,000S$5,319 psm
May 2024
Blk 92 · 4 ROOM · 04 TO 06 · New Generation · 54 years left
94 sqmS$495,000S$5,266 psm
Feb 2024
Blk 92 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
67 sqmS$368,000S$5,493 psm
Jun 2023
Blk 92 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
67 sqmS$350,000S$5,224 psm
Sept 2022
Blk 92 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
67 sqmS$350,000S$5,224 psm
Aug 2022
Blk 92 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
67 sqmS$330,000S$4,925 psm
Jul 2022
Blk 92 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
67 sqmS$338,000S$5,045 psm
Jun 2022
Blk 92 · 4 ROOM · 13 TO 15 · New Generation · 56 years left
94 sqmS$440,000S$4,681 psm
Feb 2022
Blk 92 · 3 ROOM · 01 TO 03 · New Generation · 56 years left
67 sqmS$290,000S$4,328 psm
Dec 2021
Blk 92 · 3 ROOM · 13 TO 15 · New Generation · 57 years left
67 sqmS$333,000S$4,970 psm
See more

Showing 17 of 87.

Sale prices as filed in caveats.

Where the lease takes this

About 51 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 years46 yearsS$372,103S$410,832S$444,939S$452,720
10 years41 yearsS$350,426S$427,168S$501,038S$518,717

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.