Blk 140 Bedok Nth St 2
Project page · 99-year lease from 1998
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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 140 | 10 TO 12 | 120 sqm | S$958,888 | S$7,991 psm | ×1.000 | S$7,991 psm |
| Nov 2025 | Blk 140 | 04 TO 06 | 120 sqm | S$845,000 | S$7,042 psm | ×0.996 | S$7,014 psm |
| Aug 2025 | Blk 140 | 10 TO 12 | 120 sqm | S$880,000 | S$7,333 psm | ×0.996 | S$7,301 psm |
| Feb 2025 | Blk 140 | 04 TO 06 | 120 sqm | S$835,000 | S$6,958 psm | ×1.009 | S$7,021 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.
5.03% gross yield
S$43,200 of rent a year against the estimate above · 1.05 points below flats like it
Homes like this rent for about S$3,600 a month, the middle of 8 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.08%, from 120 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 |
|---|---|---|---|
| Jul 2026 | 140 | 5 ROOM | S$3,600 |
| Jul 2026 | 140 | 5 ROOM | S$3,450 |
| May 2026 | 140 | 5 ROOM | S$4,200 |
| Mar 2026 | 118 | 5 ROOM | S$3,700 |
| Feb 2026 | 140 | 5 ROOM | S$3,000 |
| Dec 2025 | 118 | 5 ROOM | S$3,600 |
| Dec 2025 | 140 | 5 ROOM | S$3,400 |
| Nov 2025 | 120 | 5 ROOM | S$3,700 |
median of 8 HDB rental approvals for 5 ROOM on Bedok Nth St 2 since 2025-10.
Buying or selling at S$859,294?
Buying: Stamp duty on S$859,294 · Cash and CPF needed on S$859,294 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$859,294.
Each opens with this figure filled in; change anything there.
Primary schools near 140 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
- Fengshan Primary School · 335 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Red Swastika School · 353 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 485 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bedok Green Primary School · 612 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 733 m · no 2025 Phase 2C ballot
1 to 2 km
- Damai Primary School · 1,578 m
- Opera Estate Primary School · 1,620 m · no 2025 Phase 2C ballot
- Temasek Primary School · 1,687 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,992 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 140 · 5 ROOM · 10 TO 12 · Improved · 71 years left | 120 sqm | S$958,888 | S$7,991 psm |
| Nov 2025 | Blk 140 · 5 ROOM · 04 TO 06 · Improved · 72 years left | 120 sqm | S$845,000 | S$7,042 psm |
| Aug 2025 | Blk 140 · 5 ROOM · 10 TO 12 · Improved · 72 years left | 120 sqm | S$880,000 | S$7,333 psm |
| Feb 2025 | Blk 140 · 5 ROOM · 04 TO 06 · Improved · 73 years left | 120 sqm | S$835,000 | S$6,958 psm |
| Jul 2024 | Blk 140 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 121 sqm | S$845,000 | S$6,983 psm |
| Mar 2024 | Blk 140 · 5 ROOM · 04 TO 06 · Improved · 73 years left | 120 sqm | S$750,000 | S$6,250 psm |
| Jan 2024 | Blk 140 · 5 ROOM · 10 TO 12 · Improved · 73 years left | 121 sqm | S$855,000 | S$7,066 psm |
| Jan 2024 | Blk 140 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 121 sqm | S$805,000 | S$6,653 psm |
| Jun 2023 | Blk 140 · 5 ROOM · 07 TO 09 · Improved · 74 years left | 121 sqm | S$825,000 | S$6,818 psm |
| Jul 2022 | Blk 140 · 5 ROOM · 07 TO 09 · Improved · 75 years left | 121 sqm | S$715,000 | S$5,909 psm |
| Jul 2022 | Blk 140 · 5 ROOM · 01 TO 03 · Improved · 75 years left excluded: outlier | 120 sqm | S$602,000 | S$5,017 psm |
| Jun 2022 | Blk 140 · 5 ROOM · 10 TO 12 · Improved · 75 years left | 120 sqm | S$697,000 | S$5,808 psm |
| Nov 2021 | Blk 140 · 5 ROOM · 04 TO 06 · Improved · 76 years left | 120 sqm | S$682,000 | S$5,683 psm |
| Oct 2021 | Blk 140 · 5 ROOM · 07 TO 09 · Improved · 76 years left | 121 sqm | S$690,000 | S$5,702 psm |
Showing 14 of 55.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 140 · 5 ROOM | S$3,600 | — |
| Jul 2026 | Blk 140 · 5 ROOM | S$3,450 | — |
| May 2026 | Blk 140 · 5 ROOM | S$4,200 | — |
| Feb 2026 | Blk 140 · 5 ROOM | S$3,000 | — |
| Dec 2025 | Blk 140 · 5 ROOM | S$3,400 | — |
| Jul 2025 | Blk 140 · 5 ROOM | S$3,500 | — |
| Jul 2025 | Blk 140 · 5 ROOM | S$3,450 | — |
| Mar 2025 | Blk 140 · 5 ROOM | S$4,000 | — |
| Mar 2025 | Blk 140 · 5 ROOM | S$3,800 | — |
| Jan 2025 | Blk 140 · 5 ROOM | S$3,500 | — |
| Jan 2025 | Blk 140 · 5 ROOM | S$3,000 | — |
| Aug 2024 | Blk 140 · 5 ROOM | S$3,600 | — |
| Jul 2024 | Blk 140 · 5 ROOM | S$3,450 | — |
| Dec 2023 | Blk 140 · 5 ROOM | S$3,600 | — |
| Sept 2023 | Blk 140 · 5 ROOM | S$3,800 | — |
| Jul 2023 | Blk 140 · 5 ROOM | S$3,450 | — |
| Jul 2023 | Blk 140 · 5 ROOM | S$3,400 | — |
| Jun 2023 | Blk 140 · 5 ROOM | S$3,500 | — |
| May 2023 | Blk 140 · 5 ROOM | S$3,300 | — |
| Feb 2023 | Blk 140 · 5 ROOM | S$4,000 | — |
| Jan 2023 | Blk 140 · 5 ROOM | S$3,000 | — |
| Dec 2022 | Blk 140 · 5 ROOM | S$2,500 | — |
| Jul 2022 | Blk 140 · 5 ROOM | S$2,550 | — |
| Jun 2022 | Blk 140 · 5 ROOM | S$3,300 | — |
| May 2022 | Blk 140 · 5 ROOM | S$1,600 | — |
| Feb 2022 | Blk 140 · 5 ROOM | S$2,300 | — |
| Jan 2022 | Blk 140 · 5 ROOM | S$2,150 | — |
| Sept 2021 | Blk 140 · 5 ROOM | S$2,800 | — |
| Jul 2021 | Blk 140 · 5 ROOM | S$2,500 | — |
| May 2021 | Blk 140 · 5 ROOM | S$2,350 | — |
| Apr 2021 | Blk 140 · 5 ROOM | S$2,800 | — |
| Feb 2021 | Blk 140 · 5 ROOM | S$2,100 | — |
| Jan 2021 | Blk 140 · 5 ROOM | S$2,100 | — |
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 70 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 | 65 years | S$824,327 | S$910,124 | S$985,682 | S$1,002,920 |
| 10 years | 60 years | S$798,590 | S$973,476 | S$1,141,820 | S$1,182,108 |
| 20 years | 50 years | S$735,493 | S$1,092,903 | S$1,503,579 | S$1,611,555 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.