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HDB · 460202

Blk 202 Bedok Nth St 1

Project page · 99-year lease from 1979

Indicative value range
S$437,366 – S$463,000
Indicative mid S$446,000 · S$6,657 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jun 2026Blk 20204 TO 0667 sqmS$446,000S$6,657 psm×1.000S$6,657 psm
Jun 2026Blk 20210 TO 1267 sqmS$480,000S$7,164 psm×1.000S$7,164 psm
Jan 2026Blk 20204 TO 0667 sqmS$430,000S$6,418 psm×0.997S$6,399 psm

How accurate is this estimate for Bedok Nth St 1?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 28 sales in Bedok Nth St 1 since.

Median error
3.6%

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.

7.80% gross yield

S$34,800 of rent a year against the estimate above · 0.2 points below flats like it

Homes like this rent for about S$2,900 a month, the middle of 75 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 20264193 ROOMS$3,050
Sept 20262183 ROOMS$3,000
Sept 20262013 ROOMS$3,000
Sept 20264203 ROOMS$2,900
Sept 20264193 ROOMS$2,750
Sept 20264193 ROOMS$2,700
Aug 20262143 ROOMS$3,500
Aug 20264203 ROOMS$3,000

median of 75 HDB rental approvals for 3 ROOM on Bedok Nth St 1 since 2025-10.

Buying or selling at S$446,000?

Buying: Stamp duty on S$446,000 · Cash and CPF needed on S$446,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$446,000.

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

Primary schools near 202 Bedok Nth St 1

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 202 · 3 ROOM · 04 TO 06 · New Generation · 52 years left
82 sqmS$538,000S$6,561 psm
Jun 2026
Blk 202 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
67 sqmS$480,000S$7,164 psm
Jun 2026
Blk 202 · 3 ROOM · 04 TO 06 · New Generation · 52 years left
67 sqmS$446,000S$6,657 psm
Jan 2026
Blk 202 · 3 ROOM · 04 TO 06 · New Generation · 53 years left
67 sqmS$430,000S$6,418 psm
May 2025
Blk 202 · 3 ROOM · 07 TO 09 · New Generation · 53 years left
67 sqmS$465,000S$6,940 psm
Jan 2025
Blk 202 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
67 sqmS$427,000S$6,373 psm
Sept 2024
Blk 202 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
82 sqmS$478,000S$5,829 psm
Aug 2024
Blk 202 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
67 sqmS$430,000S$6,418 psm
Jul 2024
Blk 202 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
67 sqmS$450,000S$6,716 psm
Feb 2024
Blk 202 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
67 sqmS$450,000S$6,716 psm
Nov 2023
Blk 202 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
67 sqmS$415,000S$6,194 psm
Aug 2023
Blk 202 · 3 ROOM · 10 TO 12 · New Generation · 55 years left
67 sqmS$426,000S$6,358 psm
Jul 2023
Blk 202 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
82 sqmS$470,000S$5,732 psm
Jun 2023
Blk 202 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
82 sqmS$444,000S$5,415 psm
May 2023
Blk 202 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
67 sqmS$420,000S$6,269 psm
Feb 2023
Blk 202 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
67 sqmS$419,000S$6,254 psm
Mar 2022
Blk 202 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
67 sqmS$370,000S$5,522 psm
Feb 2022
Blk 202 · 3 ROOM · 01 TO 03 · New Generation · 57 years left
67 sqmS$358,000S$5,343 psm
Oct 2021
Blk 202 · 3 ROOM · 01 TO 03 · New Generation · 57 years left
67 sqmS$350,000S$5,224 psm
See more

Showing 19 of 86.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years46 yearsS$423,534S$467,616S$506,437S$515,294
10 years41 yearsS$398,862S$486,210S$570,291S$590,413

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.