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HDB · 460117

Blk 117 Bedok Nth Rd

Project page · 99-year lease from 1978

Indicative value range
S$408,791 – S$433,291
Indicative mid S$428,731 · S$5,873 psm

Based on 5 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
May 2026Blk 11701 TO 0373 sqmS$400,000S$5,479 psm×1.000S$5,479 psm
Mar 2026Blk 11704 TO 0673 sqmS$445,000S$6,096 psm×0.997S$6,078 psm
Feb 2026Blk 11701 TO 0373 sqmS$430,000S$5,890 psm×0.997S$5,873 psm
Jan 2026Blk 11701 TO 0373 sqmS$410,000S$5,616 psm×0.997S$5,600 psm
Nov 2025Blk 11704 TO 0673 sqmS$435,000S$5,959 psm×0.996S$5,935 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.

7.70% gross yield

S$33,000 of rent a year against the estimate above · 0.3 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

ApprovedBlockFlatRent a month
Sept 2026773 ROOMS$3,100
Sept 2026763 ROOMS$3,000
Sept 2026773 ROOMS$2,700
Sept 20261243 ROOMS$2,700
Sept 2026763 ROOMS$2,600
Sept 20261253 ROOMS$2,550
Sept 20261243 ROOMS$2,250
Sept 20261103 ROOMS$2,200

median of 112 HDB rental approvals for 3 ROOM on Bedok Nth Rd since 2025-10.

Buying or selling at S$428,731?

Buying: Stamp duty on S$428,731 · Cash and CPF needed on S$428,731 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$428,731.

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

Primary schools near 117 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
May 2026
Blk 117 · 3 ROOM · 01 TO 03 · New Generation · 51 years left
73 sqmS$400,000S$5,479 psm
May 2026
Blk 117 · 3 ROOM · 04 TO 06 · New Generation · 51 years left
88 sqmS$490,000S$5,568 psm
Mar 2026
Blk 117 · 3 ROOM · 04 TO 06 · New Generation · 51 years left
73 sqmS$445,000S$6,096 psm
Feb 2026
Blk 117 · 3 ROOM · 01 TO 03 · New Generation · 51 years left
73 sqmS$430,000S$5,890 psm
Jan 2026
Blk 117 · 3 ROOM · 01 TO 03 · New Generation · 51 years left
73 sqmS$410,000S$5,616 psm
Nov 2025
Blk 117 · 3 ROOM · 04 TO 06 · New Generation · 52 years left
73 sqmS$435,000S$5,959 psm
Jun 2025
Blk 117 · 3 ROOM · 04 TO 06 · New Generation · 52 years left
88 sqmS$480,000S$5,455 psm
Jan 2025
Blk 117 · 4 ROOM · 01 TO 03 · New Generation · 53 years left
98 sqmS$550,000S$5,612 psm
May 2024
Blk 117 · 3 ROOM · 13 TO 15 · New Generation · 53 years left
88 sqmS$448,000S$5,091 psm
Jul 2023
Blk 117 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
73 sqmS$370,000S$5,068 psm
Feb 2023
Blk 117 · 4 ROOM · 04 TO 06 · New Generation · 54 years left
98 sqmS$500,000S$5,102 psm
Feb 2023
Blk 117 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
73 sqmS$375,000S$5,137 psm
Sept 2022
Blk 117 · 4 ROOM · 07 TO 09 · New Generation · 55 years left
89 sqmS$451,000S$5,067 psm
Oct 2021
Blk 117 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
88 sqmS$428,000S$4,864 psm
See more

Showing 14 of 95.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years45 yearsS$407,135S$449,510S$486,828S$495,342
10 years40 yearsS$383,418S$467,384S$548,209S$567,552

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.