Blk 116 Bedok Nth Rd
Project page · 99-year lease from 1978
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 116 | 07 TO 09 | 73 sqm | S$435,000 | S$5,959 psm | ×1.000 | S$5,959 psm |
| Jun 2026 | Blk 116 | 13 TO 15 | 73 sqm | S$450,000 | S$6,164 psm | ×1.000 | S$6,164 psm |
| Jan 2026 | Blk 116 | 01 TO 03 | 73 sqm | S$439,000 | S$6,014 psm | ×0.997 | S$5,996 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.
7.54% gross yield
S$33,000 of rent a year against the estimate above · 0.46 points below 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$437,705?
Buying: Stamp duty on S$437,705 · Cash and CPF needed on S$437,705 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$437,705.
Each opens with this figure filled in; change anything there.
Primary schools near 116 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
- Red Swastika School · 387 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 433 m · no 2025 Phase 2C ballot
- Yu Neng Primary School · 585 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 646 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Bedok Green Primary School · 696 m · no 2025 Phase 2C ballot
1 to 2 km
- Temasek Primary School · 1,628 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,790 m · no 2025 Phase 2C ballot
- Damai Primary School · 1,822 m
- Junyuan Primary School · 1,828 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Opera Estate Primary School · 1,924 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St. Hilda's Primary School · 1,969 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 116 · 4 ROOM · 10 TO 12 · New Generation · 51 years left | 98 sqm | S$520,000 | S$5,306 psm |
| Aug 2026 | Blk 116 · 3 ROOM · 07 TO 09 · New Generation · 51 years left | 73 sqm | S$435,000 | S$5,959 psm |
| Jun 2026 | Blk 116 · 3 ROOM · 13 TO 15 · New Generation · 51 years left | 73 sqm | S$450,000 | S$6,164 psm |
| Apr 2026 | Blk 116 · 3 ROOM · 01 TO 03 · New Generation · 51 years left | 88 sqm | S$464,000 | S$5,273 psm |
| Jan 2026 | Blk 116 · 3 ROOM · 01 TO 03 · New Generation · 51 years left | 73 sqm | S$439,000 | S$6,014 psm |
| Oct 2025 | Blk 116 · 3 ROOM · 04 TO 06 · New Generation · 52 years left | 73 sqm | S$460,888 | S$6,314 psm |
| Sept 2025 | Blk 116 · 3 ROOM · 07 TO 09 · New Generation · 52 years left | 73 sqm | S$483,888 | S$6,629 psm |
| Jul 2025 | Blk 116 · 3 ROOM · 07 TO 09 · New Generation · 52 years left | 73 sqm | S$480,000 | S$6,575 psm |
| Feb 2025 | Blk 116 · 3 ROOM · 13 TO 15 · New Generation · 52 years left | 88 sqm | S$518,000 | S$5,886 psm |
| Feb 2025 | Blk 116 · 3 ROOM · 04 TO 06 · New Generation · 52 years left | 73 sqm | S$450,000 | S$6,164 psm |
| Dec 2024 | Blk 116 · 3 ROOM · 01 TO 03 · New Generation · 53 years left | 73 sqm | S$420,000 | S$5,753 psm |
| Sept 2024 | Blk 116 · 3 ROOM · 07 TO 09 · New Generation · 53 years left | 73 sqm | S$440,000 | S$6,027 psm |
| Jul 2024 | Blk 116 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 88 sqm | S$488,000 | S$5,545 psm |
| Apr 2024 | Blk 116 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 73 sqm | S$409,999 | S$5,616 psm |
| Mar 2024 | Blk 116 · 3 ROOM · 13 TO 15 · New Generation · 53 years left | 73 sqm | S$418,888 | S$5,738 psm |
| Jan 2024 | Blk 116 · 3 ROOM · 13 TO 15 · New Generation · 54 years left | 88 sqm | S$430,000 | S$4,886 psm |
| Oct 2023 | Blk 116 · 3 ROOM · 01 TO 03 · New Generation · 54 years left | 73 sqm | S$370,000 | S$5,068 psm |
| Aug 2023 | Blk 116 · 3 ROOM · 01 TO 03 · New Generation · 54 years left | 73 sqm | S$371,000 | S$5,082 psm |
| Mar 2023 | Blk 116 · 3 ROOM · 10 TO 12 · New Generation · 54 years left | 73 sqm | S$422,000 | S$5,781 psm |
| Oct 2022 | Blk 116 · 4 ROOM · 04 TO 06 · New Generation · 55 years left | 98 sqm | S$475,000 | S$4,847 psm |
| Oct 2022 | Blk 116 · 3 ROOM · 13 TO 15 · New Generation · 55 years left | 73 sqm | S$377,000 | S$5,164 psm |
| May 2022 | Blk 116 · 3 ROOM · 07 TO 09 · New Generation · 55 years left | 73 sqm | S$390,000 | S$5,342 psm |
| Dec 2021 | Blk 116 · 3 ROOM · 04 TO 06 · New Generation · 56 years left | 73 sqm | S$350,000 | S$4,795 psm |
Showing 23 of 98.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 116 · 3 ROOM | S$2,000 | — |
| Jun 2026 | Blk 116 · 3 ROOM | S$3,000 | — |
| Jun 2026 | Blk 116 · 3 ROOM | S$2,850 | — |
| Jun 2026 | Blk 116 · 4 ROOM | S$2,700 | — |
| May 2026 | Blk 116 · 3 ROOM | S$2,750 | — |
| Apr 2026 | Blk 116 · 3 ROOM | S$2,850 | — |
| Mar 2026 | Blk 116 · 3 ROOM | S$3,000 | — |
| Mar 2026 | Blk 116 · 3 ROOM | S$2,700 | — |
| Oct 2025 | Blk 116 · 3 ROOM | S$2,900 | — |
| Sept 2025 | Blk 116 · 3 ROOM | S$3,200 | — |
| Jun 2025 | Blk 116 · 3 ROOM | S$2,850 | — |
| May 2025 | Blk 116 · 3 ROOM | S$3,100 | — |
| Apr 2025 | Blk 116 · 3 ROOM | S$2,900 | — |
| Feb 2025 | Blk 116 · 3 ROOM | S$3,000 | — |
| Dec 2024 | Blk 116 · 3 ROOM | S$2,300 | — |
| Nov 2024 | Blk 116 · 3 ROOM | S$3,000 | — |
| Nov 2024 | Blk 116 · 3 ROOM | S$3,000 | — |
| Sept 2024 | Blk 116 · 3 ROOM | S$2,500 | — |
| Jun 2024 | Blk 116 · 3 ROOM | S$3,000 | — |
| Jun 2024 | Blk 116 · 3 ROOM | S$2,700 | — |
| May 2024 | Blk 116 · 4 ROOM | S$3,500 | — |
| May 2024 | Blk 116 · 3 ROOM | S$2,900 | — |
| May 2024 | Blk 116 · 3 ROOM | S$2,000 | — |
| Feb 2024 | Blk 116 · 3 ROOM | S$2,800 | — |
| Dec 2023 | Blk 116 · 3 ROOM | S$3,250 | — |
| Nov 2023 | Blk 116 · 3 ROOM | S$2,300 | — |
| Oct 2023 | Blk 116 · 3 ROOM | S$2,900 | — |
| Aug 2023 | Blk 116 · 3 ROOM | S$3,200 | — |
| Jun 2023 | Blk 116 · 3 ROOM | S$3,000 | — |
| Apr 2023 | Blk 116 · 3 ROOM | S$2,900 | — |
| Mar 2023 | Blk 116 · 3 ROOM | S$3,300 | — |
| Dec 2022 | Blk 116 · 3 ROOM | S$2,300 | — |
| Dec 2022 | Blk 116 · 3 ROOM | S$2,200 | — |
| Oct 2022 | Blk 116 · 4 ROOM | S$2,200 | — |
| Oct 2022 | Blk 116 · 3 ROOM | S$2,200 | — |
| Jun 2022 | Blk 116 · 3 ROOM | S$3,050 | — |
| Feb 2022 | Blk 116 · 3 ROOM | S$2,250 | — |
| Feb 2022 | Blk 116 · 3 ROOM | S$1,600 | — |
| Nov 2021 | Blk 116 · 3 ROOM | S$1,750 | — |
| Oct 2021 | Blk 116 · 3 ROOM | S$1,800 | — |
| Oct 2021 | Blk 116 · 3 ROOM | S$1,600 | — |
| Aug 2021 | Blk 116 · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 116 · 3 ROOM | S$1,750 | — |
| Jun 2021 | Blk 116 · 3 ROOM | S$2,000 | — |
| Jun 2021 | Blk 116 · 3 ROOM | S$1,400 | — |
| Apr 2021 | Blk 116 · 4 ROOM | S$2,100 | — |
| Mar 2021 | Blk 116 · 3 ROOM | S$2,000 | — |
| Mar 2021 | Blk 116 · 3 ROOM | S$1,700 | — |
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$415,657 | S$458,919 | S$497,018 | S$505,710 |
| 10 years | 40 years | S$391,443 | S$477,167 | S$559,684 | S$579,431 |
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.