Blk 93 Bedok Nth Ave 4
Project page · 99-year lease from 1979
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 |
|---|---|---|---|---|---|---|---|
| Mar 2026 | Blk 93 | 01 TO 03 | 92 sqm | S$517,888 | S$5,629 psm | ×0.997 | S$5,613 psm |
| Jan 2026 | Blk 93 | 10 TO 12 | 92 sqm | S$525,000 | S$5,707 psm | ×0.997 | S$5,690 psm |
| Jan 2026 | Blk 93 | 10 TO 12 | 92 sqm | S$540,000 | S$5,870 psm | ×0.997 | S$5,852 psm |
| Dec 2025 | Blk 93 | 07 TO 09 | 92 sqm | S$528,000 | S$5,739 psm | ×0.996 | S$5,717 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.
8.00% gross yield
S$42,000 of rent a year against the estimate above · 0.5 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 17 approvals in the last year.
In Bedok, flats of this type with 50 to 59 years of lease left yield 7.50%, from 21 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 | 93 | 4 ROOM | S$3,550 |
| Aug 2026 | 95 | 4 ROOM | S$3,800 |
| Aug 2026 | 93 | 4 ROOM | S$3,500 |
| Aug 2026 | 102 | 4 ROOM | S$3,350 |
| Aug 2026 | 95 | 4 ROOM | S$700 |
| Jul 2026 | 104 | 4 ROOM | S$3,300 |
| Jun 2026 | 100 | 4 ROOM | S$3,100 |
| May 2026 | 95 | 4 ROOM | S$3,700 |
median of 17 HDB rental approvals for 4 ROOM on Bedok Nth Ave 4 since 2025-10.
Buying or selling at S$524,689?
Buying: Stamp duty on S$524,689 · Cash and CPF needed on S$524,689 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$524,689.
Each opens with this figure filled in; change anything there.
Primary schools near 93 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
- St. Anthony's Canossian Primary School (girls) · 139 m · no 2025 Phase 2C ballot
- Red Swastika School · 672 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 860 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bedok Green Primary School · 978 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Fengshan Primary School · 1,040 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- Changkat Primary School · 1,375 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,622 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Temasek Primary School · 1,690 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,797 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 1,808 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 93 · 4 ROOM · 01 TO 03 · New Generation · 52 years left | 92 sqm | S$517,888 | S$5,629 psm |
| Jan 2026 | Blk 93 · 4 ROOM · 10 TO 12 · New Generation · 53 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Jan 2026 | Blk 93 · 4 ROOM · 10 TO 12 · New Generation · 53 years left | 92 sqm | S$525,000 | S$5,707 psm |
| Dec 2025 | Blk 93 · 4 ROOM · 07 TO 09 · New Generation · 53 years left | 92 sqm | S$528,000 | S$5,739 psm |
| Aug 2025 | Blk 93 · 4 ROOM · 04 TO 06 · New Generation · 53 years left | 92 sqm | S$525,000 | S$5,707 psm |
| Jul 2025 | Blk 93 · 4 ROOM · 07 TO 09 · New Generation · 53 years left | 92 sqm | S$528,000 | S$5,739 psm |
| Sept 2024 | Blk 93 · 4 ROOM · 10 TO 12 · New Generation · 54 years left | 92 sqm | S$500,000 | S$5,435 psm |
| Aug 2024 | Blk 93 · 4 ROOM · 07 TO 09 · New Generation · 54 years left | 92 sqm | S$495,000 | S$5,380 psm |
| Sept 2023 | Blk 93 · 4 ROOM · 07 TO 09 · New Generation · 55 years left | 92 sqm | S$450,000 | S$4,891 psm |
| Jul 2022 | Blk 93 · 4 ROOM · 04 TO 06 · New Generation · 56 years left | 92 sqm | S$428,000 | S$4,652 psm |
| Nov 2021 | Blk 93 · 4 ROOM · 10 TO 12 · New Generation · 57 years left | 92 sqm | S$455,000 | S$4,946 psm |
Showing 11 of 50.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 93 · 4 ROOM | S$3,550 | — |
| Aug 2026 | Blk 93 · 4 ROOM | S$3,500 | — |
| Apr 2026 | Blk 93 · 4 ROOM | S$3,700 | — |
| Mar 2026 | Blk 93 · 4 ROOM | S$3,400 | — |
| Oct 2025 | Blk 93 · 4 ROOM | S$2,500 | — |
| Jun 2025 | Blk 93 · 4 ROOM | S$3,400 | — |
| Nov 2024 | Blk 93 · 4 ROOM | S$3,400 | — |
| Oct 2024 | Blk 93 · 4 ROOM | S$3,300 | — |
| Aug 2024 | Blk 93 · 4 ROOM | S$3,400 | — |
| Jun 2024 | Blk 93 · 4 ROOM | S$3,900 | — |
| Jun 2024 | Blk 93 · 4 ROOM | S$3,500 | — |
| May 2024 | Blk 93 · 4 ROOM | S$3,400 | — |
| Mar 2024 | Blk 93 · 4 ROOM | S$3,400 | — |
| Mar 2024 | Blk 93 · 4 ROOM | S$3,000 | — |
| Oct 2023 | Blk 93 · 4 ROOM | S$2,300 | — |
| Jun 2023 | Blk 93 · 4 ROOM | S$3,900 | — |
| Dec 2022 | Blk 93 · 4 ROOM | S$3,000 | — |
| Oct 2022 | Blk 93 · 4 ROOM | S$3,600 | — |
| Aug 2022 | Blk 93 · 4 ROOM | S$3,300 | — |
| Jul 2022 | Blk 93 · 4 ROOM | S$3,000 | — |
| May 2022 | Blk 93 · 4 ROOM | S$2,850 | — |
| May 2022 | Blk 93 · 4 ROOM | S$2,500 | — |
| Dec 2021 | Blk 93 · 4 ROOM | S$2,000 | — |
| Oct 2021 | Blk 93 · 4 ROOM | S$2,000 | — |
| Aug 2021 | Blk 93 · 4 ROOM | S$2,600 | — |
| Jul 2021 | Blk 93 · 4 ROOM | S$2,750 | — |
| Mar 2021 | Blk 93 · 4 ROOM | S$1,900 | — |
| Feb 2021 | Blk 93 · 4 ROOM | S$2,000 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 46 years | S$498,259 | S$550,118 | S$595,789 | S$606,209 |
| 10 years | 41 years | S$469,233 | S$571,993 | S$670,908 | S$694,580 |
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.