Blk 406 Bedok Nth Ave 3
Project page · 99-year lease from 1980
Based on 9 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 506 | 01 TO 03 | 119 sqm | S$630,000 | S$5,294 psm | ×1.000 | S$5,294 psm |
| Jul 2026 | Blk 506 | 16 TO 18 | 119 sqm | S$730,000 | S$6,134 psm | ×1.000 | S$6,134 psm |
| Apr 2026 | Blk 139 | 07 TO 09 | 117 sqm | S$675,000 | S$5,769 psm | ×1.000 | S$5,769 psm |
| Mar 2026 | Blk 505 | 13 TO 15 | 119 sqm | S$675,000 | S$5,672 psm | ×0.997 | S$5,656 psm |
| Feb 2026 | Blk 505 | 16 TO 18 | 119 sqm | S$738,000 | S$6,202 psm | ×0.997 | S$6,183 psm |
| Feb 2026 | Blk 137 | 01 TO 03 | 117 sqm | S$660,000 | S$5,641 psm | ×0.997 | S$5,624 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 506 | 13 TO 15 | 119 sqm | S$688,000 | S$5,782 psm | ×0.996 | S$5,759 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.
6.53% gross yield
S$44,400 of rent a year against the estimate above · 0.65 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$679,537?
Buying: Stamp duty on S$679,537 · Cash and CPF needed on S$679,537 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$679,537.
Each opens with this figure filled in; change anything there.
Primary schools near 406 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 · 247 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Bedok Green Primary School · 505 m · no 2025 Phase 2C ballot
- Red Swastika School · 515 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 625 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 932 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Opera Estate Primary School · 1,420 m · no 2025 Phase 2C ballot
- Damai Primary School · 1,557 m
- Temasek Primary School · 1,626 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Stephen's School (boys) · 1,995 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2025 | Blk 406 · 5 ROOM · 07 TO 09 · Improved · 54 years left | 118 sqm | S$749,888 | S$6,355 psm |
| Oct 2024 | Blk 406 · 5 ROOM · 16 TO 18 · Improved · 55 years left | 118 sqm | S$800,000 | S$6,780 psm |
| Jul 2024 | Blk 406 · 5 ROOM · 07 TO 09 · Improved · 55 years left | 118 sqm | S$765,000 | S$6,483 psm |
| Jul 2023 | Blk 406 · 5 ROOM · 01 TO 03 · Improved · 56 years left | 118 sqm | S$635,000 | S$5,381 psm |
| Jun 2023 | Blk 406 · 5 ROOM · 25 TO 27 · Improved · 56 years left | 118 sqm | S$800,000 | S$6,780 psm |
| May 2023 | Blk 406 · 5 ROOM · 07 TO 09 · Improved · 56 years left | 118 sqm | S$680,000 | S$5,763 psm |
| Dec 2022 | Blk 406 · 5 ROOM · 16 TO 18 · Improved · 57 years left | 118 sqm | S$700,000 | S$5,932 psm |
| Dec 2022 | Blk 406 · 5 ROOM · 07 TO 09 · Improved · 57 years left | 118 sqm | S$630,000 | S$5,339 psm |
| Oct 2022 | Blk 406 · 5 ROOM · 07 TO 09 · Improved · 57 years left | 118 sqm | S$640,000 | S$5,424 psm |
Showing 9 of 47.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 406 · 5 ROOM | S$4,000 | — |
| May 2026 | Blk 406 · 5 ROOM | S$4,200 | — |
| Nov 2025 | Blk 406 · 5 ROOM | S$4,000 | — |
| Jan 2025 | Blk 406 · 5 ROOM | S$4,200 | — |
| Jan 2025 | Blk 406 · 5 ROOM | S$4,000 | — |
| Dec 2024 | Blk 406 · 5 ROOM | S$4,100 | — |
| Nov 2024 | Blk 406 · 5 ROOM | S$4,000 | — |
| Sept 2024 | Blk 406 · 5 ROOM | S$3,600 | — |
| Apr 2024 | Blk 406 · 5 ROOM | S$4,200 | — |
| Apr 2024 | Blk 406 · 5 ROOM | S$3,500 | — |
| Mar 2024 | Blk 406 · 5 ROOM | S$4,050 | — |
| Nov 2023 | Blk 406 · 5 ROOM | S$4,000 | — |
| Apr 2023 | Blk 406 · 5 ROOM | S$4,200 | — |
| Dec 2022 | Blk 406 · 5 ROOM | S$4,300 | — |
| Aug 2022 | Blk 406 · 5 ROOM | S$2,400 | — |
| Jun 2022 | Blk 406 · 5 ROOM | S$2,900 | — |
| Mar 2022 | Blk 406 · 5 ROOM | S$3,300 | — |
| Feb 2022 | Blk 406 · 5 ROOM | S$3,300 | — |
| Jan 2022 | Blk 406 · 5 ROOM | S$2,700 | — |
| Oct 2021 | Blk 406 · 5 ROOM | S$3,000 | — |
| Apr 2021 | Blk 406 · 5 ROOM | S$2,450 | — |
| Mar 2021 | Blk 406 · 5 ROOM | S$2,600 | — |
| Feb 2021 | Blk 406 · 5 ROOM | S$2,500 | — |
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$645,308 | S$712,472 | S$771,621 | S$785,115 |
| 10 years | 42 years | S$607,716 | S$740,802 | S$868,909 | S$899,568 |
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.