Blk 402 Bedok Nth Ave 3
Project page · 99-year lease from 1979
Based on 8 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 401 | 01 TO 03 | 67 sqm | S$405,000 | S$6,045 psm | ×1.000 | S$6,045 psm |
| Jul 2026 | Blk 401 | 04 TO 06 | 67 sqm | S$395,000 | S$5,896 psm | ×1.000 | S$5,896 psm |
| Jul 2026 | Blk 401 | 01 TO 03 | 67 sqm | S$410,000 | S$6,119 psm | ×1.000 | S$6,119 psm |
| May 2026 | Blk 401 | 04 TO 06 | 67 sqm | S$420,000 | S$6,269 psm | ×1.000 | S$6,269 psm |
| Apr 2026 | Blk 401 | 04 TO 06 | 67 sqm | S$415,000 | S$6,194 psm | ×1.000 | S$6,194 psm |
| Feb 2026 | Blk 402 | 13 TO 15 | 67 sqm | S$435,000 | S$6,493 psm | ×0.997 | S$6,473 psm |
| Jan 2026 | Blk 136 | 04 TO 06 | 67 sqm | S$385,000 | S$5,746 psm | ×0.997 | S$5,729 psm |
| Nov 2025 | Blk 402 | 13 TO 15 | 67 sqm | S$445,000 | S$6,642 psm | ×0.996 | S$6,616 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.
8.00% gross yield
S$33,000 of rent a year against the estimate above
Homes like this rent for about S$2,750 a month, the middle of 10 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 401 | 3 ROOM | S$2,850 |
| Jun 2026 | 402 | 3 ROOM | S$2,700 |
| Jun 2026 | 401 | 3 ROOM | S$2,500 |
| Apr 2026 | 401 | 3 ROOM | S$2,900 |
| Apr 2026 | 401 | 3 ROOM | S$2,650 |
| Apr 2026 | 402 | 3 ROOM | S$2,500 |
| Feb 2026 | 401 | 3 ROOM | S$2,800 |
| Nov 2025 | 402 | 3 ROOM | S$3,000 |
median of 10 HDB rental approvals for 3 ROOM on Bedok Nth Ave 3 since 2025-10.
Buying or selling at S$412,500?
Buying: Stamp duty on S$412,500 · Cash and CPF needed on S$412,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$412,500.
Each opens with this figure filled in; change anything there.
Primary schools near 402 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 · 158 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Red Swastika School · 261 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 355 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bedok Green Primary School · 766 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 856 m · no 2025 Phase 2C ballot
1 to 2 km
- Damai Primary School · 1,370 m
- Opera Estate Primary School · 1,544 m · no 2025 Phase 2C ballot
- Temasek Primary School · 1,871 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,960 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 402 · 4 ROOM · 07 TO 09 · New Generation · 52 years left | 92 sqm | S$576,888 | S$6,271 psm |
| Apr 2026 | Blk 402 · 4 ROOM · 13 TO 15 · New Generation · 52 years left | 92 sqm | S$555,888 | S$6,042 psm |
| Feb 2026 | Blk 402 · 3 ROOM · 13 TO 15 · New Generation · 52 years left | 67 sqm | S$435,000 | S$6,493 psm |
| Nov 2025 | Blk 402 · 3 ROOM · 13 TO 15 · New Generation · 53 years left | 67 sqm | S$445,000 | S$6,642 psm |
| Aug 2025 | Blk 402 · 3 ROOM · 10 TO 12 · New Generation · 53 years left | 67 sqm | S$426,000 | S$6,358 psm |
| Dec 2024 | Blk 402 · 3 ROOM · 10 TO 12 · New Generation · 54 years left | 67 sqm | S$430,000 | S$6,418 psm |
| Aug 2024 | Blk 402 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 67 sqm | S$395,000 | S$5,896 psm |
| Mar 2024 | Blk 402 · 4 ROOM · 04 TO 06 · New Generation · 54 years left | 92 sqm | S$545,000 | S$5,924 psm |
| Sept 2023 | Blk 402 · 3 ROOM · 04 TO 06 · New Generation · 55 years left | 82 sqm | S$422,000 | S$5,146 psm |
| Aug 2023 | Blk 402 · 3 ROOM · 10 TO 12 · New Generation · 55 years left | 67 sqm | S$380,000 | S$5,672 psm |
| Aug 2023 | Blk 402 · 3 ROOM · 07 TO 09 · New Generation · 55 years left | 67 sqm | S$375,000 | S$5,597 psm |
| Apr 2023 | Blk 402 · 3 ROOM · 04 TO 06 · New Generation · 55 years left | 67 sqm | S$383,800 | S$5,728 psm |
| Oct 2022 | Blk 402 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 67 sqm | S$365,000 | S$5,448 psm |
| Sept 2022 | Blk 402 · 3 ROOM · 10 TO 12 · New Generation · 56 years left | 67 sqm | S$373,000 | S$5,567 psm |
| Aug 2022 | Blk 402 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 67 sqm | S$350,000 | S$5,224 psm |
| Jul 2022 | Blk 402 · 3 ROOM · 07 TO 09 · New Generation · 56 years left excluded: outlier | 67 sqm | S$395,000 | S$5,896 psm |
| Jan 2022 | Blk 402 · 3 ROOM · 10 TO 12 · New Generation · 57 years left | 67 sqm | S$330,000 | S$4,925 psm |
Showing 17 of 77.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 402 · 4 ROOM | S$3,550 | — |
| Jun 2026 | Blk 402 · 3 ROOM | S$2,700 | — |
| Apr 2026 | Blk 402 · 3 ROOM | S$2,500 | — |
| Jan 2026 | Blk 402 · 4 ROOM | S$3,200 | — |
| Nov 2025 | Blk 402 · 3 ROOM | S$3,000 | — |
| Sept 2025 | Blk 402 · 3 ROOM | S$2,800 | — |
| Aug 2025 | Blk 402 · 4 ROOM | S$3,600 | — |
| Jun 2025 | Blk 402 · 3 ROOM | S$2,300 | — |
| Apr 2025 | Blk 402 · 3 ROOM | S$3,000 | — |
| Feb 2025 | Blk 402 · 3 ROOM | S$3,100 | — |
| Oct 2024 | Blk 402 · 4 ROOM | S$3,600 | — |
| Aug 2024 | Blk 402 · 3 ROOM | S$3,000 | — |
| Jul 2024 | Blk 402 · 3 ROOM | S$2,700 | — |
| Apr 2024 | Blk 402 · 3 ROOM | S$2,500 | — |
| Dec 2023 | Blk 402 · 4 ROOM | S$3,200 | — |
| Jul 2023 | Blk 402 · 4 ROOM | S$3,500 | — |
| Jun 2023 | Blk 402 · 3 ROOM | S$2,200 | — |
| Jun 2023 | Blk 402 · 3 ROOM | S$1,700 | — |
| May 2023 | Blk 402 · 3 ROOM | S$3,300 | — |
| Mar 2023 | Blk 402 · 3 ROOM | S$3,100 | — |
| Oct 2022 | Blk 402 · 4 ROOM | S$3,600 | — |
| Oct 2022 | Blk 402 · 3 ROOM | S$2,000 | — |
| Jun 2022 | Blk 402 · 3 ROOM | S$1,800 | — |
| Jan 2022 | Blk 402 · 4 ROOM | S$2,250 | — |
| Oct 2021 | Blk 402 · 3 ROOM | S$1,950 | — |
| Jun 2021 | Blk 402 · 3 ROOM | S$1,750 | — |
| Jun 2021 | Blk 402 · 3 ROOM | S$1,700 | — |
| May 2021 | Blk 402 · 3 ROOM | S$2,000 | — |
| May 2021 | Blk 402 · 3 ROOM | S$1,800 | — |
| Feb 2021 | Blk 402 · 3 ROOM | S$1,800 | — |
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$391,722 | S$432,493 | S$468,398 | S$476,589 |
| 10 years | 41 years | S$368,902 | S$449,690 | S$527,455 | S$546,065 |
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.