Blk 139 Bedok Nth Ave 3
Project page · 99-year lease from 1979
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 |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 139 | 07 TO 09 | 117 sqm | S$675,000 | S$5,769 psm | ×1.000 | S$5,769 psm |
| Dec 2025 | Blk 139 | 10 TO 12 | 117 sqm | S$710,000 | S$6,068 psm | ×0.996 | S$6,045 psm |
| Dec 2025 | Blk 139 | 07 TO 09 | 117 sqm | S$640,000 | S$5,470 psm | ×0.996 | S$5,449 psm |
How accurate is this estimate for Bedok Nth Ave 3?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 36 sales in Bedok Nth Ave 3 since.
- Median error
- 2.8%
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.
6.58% gross yield
S$44,400 of rent a year against the estimate above · 0.7 points above flats like it
Homes like this rent for about S$3,700 a month, the middle of 20 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 blocks. This town has too few such blocks to measure on its own.
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 | 506 | 5 ROOM | S$3,200 |
| Sept 2026 | 407 | 5 ROOM | S$3,000 |
| Jul 2026 | 405 | 5 ROOM | S$4,200 |
| Jul 2026 | 137 | 5 ROOM | S$3,200 |
| Jun 2026 | 406 | 5 ROOM | S$4,000 |
| Jun 2026 | 137 | 5 ROOM | S$3,000 |
| May 2026 | 406 | 5 ROOM | S$4,200 |
| May 2026 | 506 | 5 ROOM | S$3,550 |
median of 20 HDB rental approvals for 5 ROOM on Bedok Nth Ave 3 since 2025-10.
Buying or selling at S$675,000?
Buying: Stamp duty on S$675,000 · Cash and CPF needed on S$675,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$675,000.
Each opens with this figure filled in; change anything there.
Primary schools near 139 Bedok Nth Ave 3
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
- Fengshan Primary School · 332 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Red Swastika School · 402 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 530 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bedok Green Primary School · 566 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 768 m · no 2025 Phase 2C ballot
1 to 2 km
- Opera Estate Primary School · 1,584 m · no 2025 Phase 2C ballot
- Damai Primary School · 1,594 m
- Temasek Primary School · 1,650 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 139 · 5 ROOM · 07 TO 09 · Standard · 52 years left | 117 sqm | S$675,000 | S$5,769 psm |
| Dec 2025 | Blk 139 · 5 ROOM · 07 TO 09 · Standard · 52 years left | 117 sqm | S$640,000 | S$5,470 psm |
| Dec 2025 | Blk 139 · 5 ROOM · 10 TO 12 · Standard · 52 years left | 117 sqm | S$710,000 | S$6,068 psm |
| Oct 2025 | Blk 139 · 4 ROOM · 10 TO 12 · New Generation · 52 years left | 89 sqm | S$560,000 | S$6,292 psm |
| Oct 2025 | Blk 139 · 4 ROOM · 07 TO 09 · New Generation · 52 years left | 91 sqm | S$540,000 | S$5,934 psm |
| Jul 2025 | Blk 139 · 5 ROOM · 10 TO 12 · Standard · 53 years left | 117 sqm | S$698,000 | S$5,966 psm |
| Jun 2025 | Blk 139 · 5 ROOM · 10 TO 12 · Standard · 53 years left | 117 sqm | S$685,000 | S$5,855 psm |
| Apr 2025 | Blk 139 · 5 ROOM · 10 TO 12 · Standard · 53 years left | 117 sqm | S$690,000 | S$5,897 psm |
| Apr 2025 | Blk 139 · 5 ROOM · 01 TO 03 · Standard · 53 years left | 117 sqm | S$675,000 | S$5,769 psm |
| Mar 2025 | Blk 139 · 5 ROOM · 10 TO 12 · Standard · 53 years left | 117 sqm | S$675,000 | S$5,769 psm |
| Mar 2025 | Blk 139 · 5 ROOM · 10 TO 12 · Standard · 53 years left | 117 sqm | S$678,000 | S$5,795 psm |
| Jul 2024 | Blk 139 · 5 ROOM · 07 TO 09 · Standard · 54 years left | 117 sqm | S$626,000 | S$5,350 psm |
| Oct 2023 | Blk 139 · 5 ROOM · 01 TO 03 · Standard · 54 years left | 117 sqm | S$585,000 | S$5,000 psm |
| Aug 2023 | Blk 139 · 5 ROOM · 10 TO 12 · Standard · 55 years left | 117 sqm | S$631,000 | S$5,393 psm |
| Jun 2023 | Blk 139 · 4 ROOM · 07 TO 09 · New Generation · 55 years left | 91 sqm | S$478,888 | S$5,263 psm |
| Jul 2022 | Blk 139 · 5 ROOM · 10 TO 12 · Standard · 56 years left | 117 sqm | S$600,000 | S$5,128 psm |
| Mar 2022 | Blk 139 · 5 ROOM · 13 TO 15 · Standard · 56 years left | 117 sqm | S$580,000 | S$4,957 psm |
Showing 17 of 67.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 139 · 5 ROOM | S$3,650 | — |
| Oct 2025 | Blk 139 · 5 ROOM | S$4,000 | — |
| May 2025 | Blk 139 · 5 ROOM | S$3,250 | — |
| Apr 2025 | Blk 139 · 5 ROOM | S$4,500 | — |
| Mar 2024 | Blk 139 · 5 ROOM | S$2,850 | — |
| Apr 2023 | Blk 139 · 5 ROOM | S$2,600 | — |
| Mar 2023 | Blk 139 · 5 ROOM | S$4,500 | — |
| Mar 2022 | Blk 139 · 5 ROOM | S$2,350 | — |
| May 2021 | Blk 139 · 5 ROOM | S$2,350 | — |
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$640,999 | S$707,714 | S$766,468 | S$779,873 |
| 10 years | 41 years | S$603,658 | S$735,856 | S$863,107 | S$893,561 |
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.