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HDB · 460128

Blk 128 Bedok Nth St 2

Project page · 99-year lease from 1978

Indicative value range
S$402,500 – S$423,538
Indicative mid S$415,000 · S$6,194 psm

Based on 7 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
Sept 2026Blk 12707 TO 0967 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Sept 2026Blk 12610 TO 1267 sqmS$390,000S$5,821 psm×1.000S$5,821 psm
Sept 2026Blk 13507 TO 0967 sqmS$415,000S$6,194 psm×1.000S$6,194 psm
Aug 2026Blk 12804 TO 0667 sqmS$430,000S$6,418 psm×1.000S$6,418 psm
Jul 2026Blk 13807 TO 0967 sqmS$405,000S$6,045 psm×1.000S$6,045 psm
Jan 2026Blk 13407 TO 0967 sqmS$425,000S$6,343 psm×0.997S$6,325 psm
Nov 2025Blk 12810 TO 1267 sqmS$425,000S$6,343 psm×0.996S$6,318 psm

How accurate is this estimate for Bedok Nth St 2?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 31 sales in Bedok Nth St 2 since.

Median error
3.1%

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.

8.10% gross yield

S$33,600 of rent a year against the estimate above · 0.1 points above flats like it

Homes like this rent for about S$2,800 a month, the middle of 60 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 20261263 ROOMS$2,800
Sept 20261383 ROOMS$2,000
Aug 20261383 ROOMS$3,200
Aug 20261223 ROOMS$3,000
Aug 20261293 ROOMS$2,300
Jul 20261293 ROOMS$3,100
Jul 20261273 ROOMS$3,100
Jul 20261383 ROOMS$3,000

median of 60 HDB rental approvals for 3 ROOM on Bedok Nth St 2 since 2025-10.

Buying or selling at S$415,000?

Buying: Stamp duty on S$415,000 · Cash and CPF needed on S$415,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$415,000.

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

Primary schools near 128 Bedok Nth St 2

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 128 · 3 ROOM · 04 TO 06 · New Generation · 51 years left
82 sqmS$460,000S$5,610 psm
Aug 2026
Blk 128 · 3 ROOM · 04 TO 06 · New Generation · 51 years left
67 sqmS$430,000S$6,418 psm
Dec 2025
Blk 128 · 4 ROOM · 01 TO 03 · New Generation · 52 years left
92 sqmS$535,000S$5,815 psm
Nov 2025
Blk 128 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
67 sqmS$425,000S$6,343 psm
Sept 2025
Blk 128 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
67 sqmS$410,000S$6,119 psm
Mar 2025
Blk 128 · 4 ROOM · 07 TO 09 · New Generation · 52 years left
92 sqmS$555,000S$6,033 psm
Feb 2025
Blk 128 · 4 ROOM · 10 TO 12 · New Generation · 52 years left
92 sqmS$545,000S$5,924 psm
Jul 2024
Blk 128 · 4 ROOM · 07 TO 09 · New Generation · 53 years left
92 sqmS$540,000S$5,870 psm
Feb 2024
Blk 128 · 3 ROOM · 10 TO 12 · New Generation · 53 years left
67 sqmS$352,000S$5,254 psm
Jul 2023
Blk 128 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
67 sqmS$340,000S$5,075 psm
Apr 2023
Blk 128 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
67 sqmS$330,000S$4,925 psm
Aug 2022
Blk 128 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
67 sqmS$300,000S$4,478 psm
Jul 2022
Blk 128 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
82 sqmS$393,000S$4,793 psm
Apr 2022
Blk 128 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
67 sqmS$330,000S$4,925 psm
Mar 2022
Blk 128 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
67 sqmS$360,000S$5,373 psm
Nov 2021
Blk 128 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
67 sqmS$352,000S$5,254 psm
See more

Showing 16 of 84.

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$394,096S$435,113S$471,236S$479,478
10 years40 yearsS$371,138S$452,415S$530,651S$549,375

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.