Blk 404 Bedok Nth Ave 3
Project page · 99-year lease from 1980
Based on 15 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 508 | 13 TO 15 | 92 sqm | S$520,000 | S$5,652 psm | ×1.000 | S$5,652 psm |
| Sept 2026 | Blk 131 | 10 TO 12 | 92 sqm | S$530,000 | S$5,761 psm | ×1.000 | S$5,761 psm |
| Aug 2026 | Blk 508 | 13 TO 15 | 92 sqm | S$510,000 | S$5,543 psm | ×1.000 | S$5,543 psm |
| Aug 2026 | Blk 402 | 07 TO 09 | 92 sqm | S$576,888 | S$6,271 psm | ×1.000 | S$6,271 psm |
| Aug 2026 | Blk 508 | 01 TO 03 | 92 sqm | S$500,000 | S$5,435 psm | ×1.000 | S$5,435 psm |
| Jul 2026 | Blk 131 | 13 TO 15 | 92 sqm | S$550,000 | S$5,978 psm | ×1.000 | S$5,978 psm |
| May 2026 | Blk 507 | 01 TO 03 | 92 sqm | S$530,000 | S$5,761 psm | ×1.000 | S$5,761 psm |
| Apr 2026 | Blk 402 | 13 TO 15 | 92 sqm | S$555,888 | S$6,042 psm | ×1.000 | S$6,042 psm |
| Mar 2026 | Blk 131 | 16 TO 18 | 92 sqm | S$588,000 | S$6,391 psm | ×0.997 | S$6,372 psm |
| Mar 2026 | Blk 137 | 07 TO 09 | 91 sqm | S$560,000 | S$6,154 psm | ×0.997 | S$6,136 psm |
| Mar 2026 | Blk 507 | 07 TO 09 | 92 sqm | S$532,888 | S$5,792 psm | ×0.997 | S$5,775 psm |
| Feb 2026 | Blk 508 | 07 TO 09 | 92 sqm | S$525,000 | S$5,707 psm | ×0.997 | S$5,690 psm |
| Dec 2025 | Blk 508 | 04 TO 06 | 92 sqm | S$525,000 | S$5,707 psm | ×0.996 | S$5,684 psm |
| Nov 2025 | Blk 508 | 10 TO 12 | 92 sqm | S$548,000 | S$5,957 psm | ×0.996 | S$5,933 psm |
| Nov 2025 | Blk 507 | 07 TO 09 | 92 sqm | S$550,000 | S$5,978 psm | ×0.996 | S$5,955 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.
7.45% gross yield
S$39,600 of rent a year against the estimate above · 0.05 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 28 approvals in the last year.
In Bedok, flats of this type with 50 to 59 years of lease left yield 7.50%, from 21 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 |
|---|---|---|---|
| Sept 2026 | 131 | 4 ROOM | S$3,800 |
| Sept 2026 | 508 | 4 ROOM | S$3,000 |
| Sept 2026 | 404 | 4 ROOM | S$2,950 |
| Aug 2026 | 131 | 4 ROOM | S$3,800 |
| Aug 2026 | 131 | 4 ROOM | S$3,700 |
| Aug 2026 | 403 | 4 ROOM | S$3,400 |
| Jul 2026 | 402 | 4 ROOM | S$3,550 |
| Jul 2026 | 404 | 4 ROOM | S$3,300 |
median of 28 HDB rental approvals for 4 ROOM on Bedok Nth Ave 3 since 2025-10.
Buying or selling at S$531,316?
Buying: Stamp duty on S$531,316 · Cash and CPF needed on S$531,316 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$531,316.
Each opens with this figure filled in; change anything there.
Primary schools near 404 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 · 170 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Red Swastika School · 387 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 488 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bedok Green Primary School · 643 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 899 m · no 2025 Phase 2C ballot
1 to 2 km
- Damai Primary School · 1,446 m
- Opera Estate Primary School · 1,464 m · no 2025 Phase 2C ballot
- Temasek Primary School · 1,758 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2025 | Blk 404 · 4 ROOM · 01 TO 03 · New Generation · 54 years left | 92 sqm | S$530,000 | S$5,761 psm |
| Jun 2025 | Blk 404 · 4 ROOM · 04 TO 06 · New Generation · 54 years left | 92 sqm | S$556,000 | S$6,043 psm |
| Dec 2024 | Blk 404 · 4 ROOM · 04 TO 06 · New Generation · 54 years left | 92 sqm | S$523,000 | S$5,685 psm |
| Sept 2024 | Blk 404 · 4 ROOM · 04 TO 06 · New Generation · 55 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Jun 2024 | Blk 404 · 4 ROOM · 07 TO 09 · New Generation · 55 years left excluded: outlier | 92 sqm | S$555,000 | S$6,033 psm |
| Feb 2024 | Blk 404 · 4 ROOM · 01 TO 03 · New Generation · 55 years left | 92 sqm | S$470,000 | S$5,109 psm |
| Dec 2022 | Blk 404 · 4 ROOM · 10 TO 12 · New Generation · 56 years left | 92 sqm | S$509,000 | S$5,533 psm |
| Nov 2022 | Blk 404 · 4 ROOM · 07 TO 09 · New Generation · 57 years left | 92 sqm | S$485,000 | S$5,272 psm |
| Jun 2022 | Blk 404 · 4 ROOM · 04 TO 06 · New Generation · 57 years left | 92 sqm | S$493,000 | S$5,359 psm |
| May 2022 | Blk 404 · 4 ROOM · 04 TO 06 · New Generation · 57 years left | 92 sqm | S$457,000 | S$4,967 psm |
| Jan 2022 | Blk 404 · 4 ROOM · 10 TO 12 · New Generation · 57 years left | 92 sqm | S$500,000 | S$5,435 psm |
| Jan 2022 | Blk 404 · 4 ROOM · 10 TO 12 · New Generation · 57 years left | 92 sqm | S$465,000 | S$5,054 psm |
| Dec 2021 | Blk 404 · 4 ROOM · 10 TO 12 · New Generation · 57 years left | 92 sqm | S$508,000 | S$5,522 psm |
Showing 13 of 49.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 404 · 4 ROOM | S$2,950 | — |
| Jul 2026 | Blk 404 · 4 ROOM | S$3,300 | — |
| Feb 2026 | Blk 404 · 4 ROOM | S$3,500 | — |
| Oct 2025 | Blk 404 · 4 ROOM | S$2,950 | — |
| Feb 2025 | Blk 404 · 4 ROOM | S$3,100 | — |
| Oct 2023 | Blk 404 · 4 ROOM | S$3,050 | — |
| Oct 2023 | Blk 404 · 4 ROOM | S$3,000 | — |
| Feb 2023 | Blk 404 · 4 ROOM | S$2,600 | — |
| Apr 2022 | Blk 404 · 4 ROOM | S$2,100 | — |
| Jan 2022 | Blk 404 · 4 ROOM | S$2,100 | — |
| Nov 2021 | Blk 404 · 4 ROOM | S$2,600 | — |
| Oct 2021 | Blk 404 · 4 ROOM | S$2,500 | — |
| Sept 2021 | Blk 404 · 4 ROOM | S$2,000 | — |
| Aug 2021 | Blk 404 · 4 ROOM | S$2,000 | — |
| May 2021 | Blk 404 · 4 ROOM | S$2,000 | — |
| Mar 2021 | Blk 404 · 4 ROOM | S$2,000 | — |
| Jan 2021 | Blk 404 · 4 ROOM | S$2,400 | — |
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 52 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 | 47 years | S$504,552 | S$557,066 | S$603,314 | S$613,865 |
| 10 years | 42 years | S$475,160 | S$579,217 | S$679,382 | S$703,353 |
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.