Blk 410 Bedok Nth Ave 2
Project page · 99-year lease from 1980
Based on 10 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 409 | 01 TO 03 | 68 sqm | S$420,000 | S$6,176 psm | ×1.000 | S$6,176 psm |
| Aug 2026 | Blk 410 | 07 TO 09 | 68 sqm | S$455,000 | S$6,691 psm | ×1.000 | S$6,691 psm |
| Aug 2026 | Blk 418 | 07 TO 09 | 67 sqm | S$430,000 | S$6,418 psm | ×1.000 | S$6,418 psm |
| Jul 2026 | Blk 418 | 01 TO 03 | 67 sqm | S$420,000 | S$6,269 psm | ×1.000 | S$6,269 psm |
| Jun 2026 | Blk 412 | 04 TO 06 | 67 sqm | S$425,000 | S$6,343 psm | ×1.000 | S$6,343 psm |
| May 2026 | Blk 409 | 07 TO 09 | 68 sqm | S$450,000 | S$6,618 psm | ×1.000 | S$6,618 psm |
| Mar 2026 | Blk 418 | 07 TO 09 | 67 sqm | S$450,000 | S$6,716 psm | ×0.997 | S$6,697 psm |
| Feb 2026 | Blk 418 | 01 TO 03 | 67 sqm | S$405,000 | S$6,045 psm | ×0.997 | S$6,027 psm |
| Feb 2026 | Blk 409 | 07 TO 09 | 68 sqm | S$460,000 | S$6,765 psm | ×0.997 | S$6,745 psm |
| Dec 2025 | Blk 412 | 04 TO 06 | 67 sqm | S$440,000 | S$6,567 psm | ×0.996 | S$6,541 psm |
How accurate is this estimate for Bedok Nth Ave 2?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 37 sales in Bedok Nth Ave 2 since.
- Median error
- 2.7%
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.
7.63% gross yield
S$33,600 of rent a year against the estimate above · 0.37 points below flats like it
Homes like this rent for about S$2,800 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 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 |
|---|---|---|---|
| Sept 2026 | 418 | 3 ROOM | S$2,000 |
| Aug 2026 | 412 | 3 ROOM | S$2,800 |
| Jul 2026 | 410 | 3 ROOM | S$2,750 |
| Jul 2026 | 412 | 3 ROOM | S$2,600 |
| Jun 2026 | 418 | 3 ROOM | S$2,720 |
| May 2026 | 416 | 3 ROOM | S$3,100 |
| May 2026 | 410 | 3 ROOM | S$3,000 |
| May 2026 | 409 | 3 ROOM | S$2,800 |
median of 28 HDB rental approvals for 3 ROOM on Bedok Nth Ave 2 since 2025-10.
Buying or selling at S$440,616?
Buying: Stamp duty on S$440,616 · Cash and CPF needed on S$440,616 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$440,616.
Each opens with this figure filled in; change anything there.
Primary schools near 410 Bedok Nth Ave 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 · 109 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Red Swastika School · 608 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 613 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bedok Green Primary School · 705 m · no 2025 Phase 2C ballot
1 to 2 km
- St. Anthony's Canossian Primary School (girls) · 1,184 m · no 2025 Phase 2C ballot
- Opera Estate Primary School · 1,186 m · no 2025 Phase 2C ballot
- Damai Primary School · 1,328 m
- St. Stephen's School (boys) · 1,730 m · no 2025 Phase 2C ballot
- Temasek Primary School · 1,826 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 410 · 3 ROOM · 07 TO 09 · New Generation · 53 years left | 68 sqm | S$455,000 | S$6,691 psm |
| Mar 2025 | Blk 410 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 68 sqm | S$440,000 | S$6,471 psm |
| Oct 2024 | Blk 410 · 3 ROOM · 10 TO 12 · New Generation · 55 years left | 68 sqm | S$455,000 | S$6,691 psm |
| Jul 2024 | Blk 410 · 4 ROOM · 07 TO 09 · New Generation · 55 years left | 92 sqm | S$518,000 | S$5,630 psm |
| Apr 2024 | Blk 410 · 3 ROOM · 04 TO 06 · New Generation · 55 years left | 82 sqm | S$510,000 | S$6,220 psm |
| Nov 2023 | Blk 410 · 3 ROOM · 04 TO 06 · New Generation · 56 years left | 68 sqm | S$435,888 | S$6,410 psm |
| Sept 2023 | Blk 410 · 3 ROOM · 10 TO 12 · New Generation · 56 years left excluded: outlier | 68 sqm | S$470,888 | S$6,925 psm |
| Jan 2023 | Blk 410 · 3 ROOM · 04 TO 06 · New Generation · 56 years left | 68 sqm | S$421,000 | S$6,191 psm |
| Oct 2022 | Blk 410 · 4 ROOM · 07 TO 09 · New Generation · 57 years left | 92 sqm | S$535,000 | S$5,815 psm |
| Oct 2022 | Blk 410 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 68 sqm | S$398,000 | S$5,853 psm |
| Sept 2022 | Blk 410 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 82 sqm | S$410,000 | S$5,000 psm |
| Apr 2022 | Blk 410 · EXECUTIVE · 04 TO 06 · Adjoined flat · 57 years left | 163 sqm | S$880,000 | S$5,399 psm |
| Oct 2021 | Blk 410 · 3 ROOM · 01 TO 03 · New Generation · 58 years left | 68 sqm | S$399,000 | S$5,868 psm |
Showing 13 of 59.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 410 · 3 ROOM | S$2,750 | — |
| May 2026 | Blk 410 · 3 ROOM | S$3,000 | — |
| Apr 2026 | Blk 410 · 3 ROOM | S$2,900 | — |
| Dec 2025 | Blk 410 · 3 ROOM | S$3,000 | — |
| Nov 2025 | Blk 410 · 3 ROOM | S$2,600 | — |
| Sept 2025 | Blk 410 · 3 ROOM | S$3,000 | — |
| Sept 2025 | Blk 410 · 3 ROOM | S$3,000 | — |
| Apr 2025 | Blk 410 · 3 ROOM | S$3,200 | — |
| Apr 2025 | Blk 410 · 3 ROOM | S$2,900 | — |
| Mar 2025 | Blk 410 · 3 ROOM | S$3,200 | — |
| Mar 2025 | Blk 410 · 3 ROOM | S$3,000 | — |
| Jan 2025 | Blk 410 · 3 ROOM | S$3,300 | — |
| Aug 2024 | Blk 410 · 3 ROOM | S$3,200 | — |
| Aug 2024 | Blk 410 · 3 ROOM | S$3,000 | — |
| Jul 2024 | Blk 410 · 3 ROOM | S$3,300 | — |
| May 2024 | Blk 410 · 3 ROOM | S$2,800 | — |
| Apr 2024 | Blk 410 · 3 ROOM | S$2,900 | — |
| Nov 2023 | Blk 410 · 3 ROOM | S$3,100 | — |
| Oct 2023 | Blk 410 · 3 ROOM | S$3,068 | — |
| Oct 2023 | Blk 410 · 3 ROOM | S$2,300 | — |
| Sept 2023 | Blk 410 · 3 ROOM | S$3,100 | — |
| Oct 2022 | Blk 410 · 3 ROOM | S$2,550 | — |
| Jul 2022 | Blk 410 · 3 ROOM | S$3,000 | — |
| Jun 2022 | Blk 410 · 3 ROOM | S$3,000 | — |
| Apr 2022 | Blk 410 · 3 ROOM | S$2,700 | — |
| Mar 2022 | Blk 410 · 3 ROOM | S$2,000 | — |
| Nov 2021 | Blk 410 · 3 ROOM | S$1,800 | — |
| Oct 2021 | Blk 410 · 3 ROOM | S$2,250 | — |
| Oct 2021 | Blk 410 · 3 ROOM | S$1,950 | — |
| Sept 2021 | Blk 410 · 3 ROOM | S$2,200 | — |
| Apr 2021 | Blk 410 · 3 ROOM | S$1,900 | — |
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$418,421 | S$461,970 | S$500,323 | S$509,073 |
| 10 years | 42 years | S$394,046 | S$480,340 | S$563,405 | S$583,284 |
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.