Blk 106 Bedok Nth Ave 4
Project page · 99-year lease from 1978
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 101 | 07 TO 09 | 45 sqm | S$310,000 | S$6,889 psm | ×1.000 | S$6,889 psm |
| Jun 2026 | Blk 106 | 07 TO 09 | 45 sqm | S$300,000 | S$6,667 psm | ×1.000 | S$6,667 psm |
| Oct 2025 | Blk 101 | 07 TO 09 | 45 sqm | S$303,000 | S$6,733 psm | ×0.996 | S$6,707 psm |
| Aug 2025 | Blk 101 | 07 TO 09 | 45 sqm | S$338,000 | S$7,511 psm | ×0.996 | S$7,478 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.
5.49% gross yield
S$16,800 of rent a year against the estimate above · 1.98 points below flats like it
Homes like this rent for about S$1,400 a month, the middle of 1 approval in the last year.
Across Singapore these flats yield 7.47%, from 79 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 |
|---|---|---|---|
| Jul 2026 | 101 | 2 ROOM | S$1,400 |
median of 1 HDB rental approvals for 2 ROOM on Bedok Nth Ave 4 since 2025-10.
Buying or selling at S$305,905?
Buying: Stamp duty on S$305,905 · Cash and CPF needed on S$305,905 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$305,905.
Each opens with this figure filled in; change anything there.
Primary schools near 106 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
- Red Swastika School · 228 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 371 m · no 2025 Phase 2C ballot
- Yu Neng Primary School · 389 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 675 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Bedok Green Primary School · 1,081 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Junyuan Primary School · 1,460 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Hilda's Primary School · 1,586 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Damai Primary School · 1,662 m
- Changkat Primary School · 1,705 m · no 2025 Phase 2C ballot
- Tampines Primary School · 1,762 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 106 · 2 ROOM · 07 TO 09 · Improved · 51 years left | 45 sqm | S$300,000 | S$6,667 psm |
| Nov 2022 | Blk 106 · 2 ROOM · 07 TO 09 · Improved · 55 years left | 45 sqm | S$270,000 | S$6,000 psm |
| Aug 2022 | Blk 106 · 2 ROOM · 07 TO 09 · Improved · 55 years left | 45 sqm | S$255,000 | S$5,667 psm |
| Jul 2022 | Blk 106 · 2 ROOM · 04 TO 06 · Improved · 55 years left | 45 sqm | S$260,000 | S$5,778 psm |
| Apr 2022 | Blk 106 · 2 ROOM · 01 TO 03 · Improved · 55 years left | 45 sqm | S$250,000 | S$5,556 psm |
Showing 5 of 31.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2025 | Blk 106 · 2 ROOM | S$2,100 | — |
| Apr 2024 | Blk 106 · 2 ROOM | S$2,200 | — |
| Apr 2021 | Blk 106 · 2 ROOM | S$1,300 | — |
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$290,496 | S$320,731 | S$347,357 | S$353,432 |
| 10 years | 40 years | S$273,573 | S$333,484 | S$391,153 | S$404,955 |
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.