Blk 415 Bedok Nth Ave 2
Project page · 99-year lease from 1978
Based on 12 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 414 | 13 TO 15 | 119 sqm | S$716,000 | S$6,017 psm | ×1.000 | S$6,017 psm |
| Sept 2026 | Blk 516 | 16 TO 18 | 119 sqm | S$736,888 | S$6,192 psm | ×1.000 | S$6,192 psm |
| Aug 2026 | Blk 516 | 07 TO 09 | 119 sqm | S$688,000 | S$5,782 psm | ×1.000 | S$5,782 psm |
| Jul 2026 | Blk 417 | 04 TO 06 | 119 sqm | S$720,000 | S$6,050 psm | ×1.000 | S$6,050 psm |
| May 2026 | Blk 409 | 01 TO 03 | 136 sqm | S$860,000 | S$6,324 psm | ×1.000 | S$6,324 psm |
| May 2026 | Blk 516 | 07 TO 09 | 119 sqm | S$653,000 | S$5,487 psm | ×1.000 | S$5,487 psm |
| Apr 2026 | Blk 415 | 10 TO 12 | 123 sqm | S$680,000 | S$5,528 psm | ×1.000 | S$5,528 psm |
| Apr 2026 | Blk 516 | 22 TO 24 | 119 sqm | S$740,000 | S$6,218 psm | ×1.000 | S$6,218 psm |
| Mar 2026 | Blk 413 | 10 TO 12 | 119 sqm | S$718,000 | S$6,034 psm | ×0.997 | S$6,016 psm |
| Jan 2026 | Blk 414 | 04 TO 06 | 119 sqm | S$685,000 | S$5,756 psm | ×0.997 | S$5,739 psm |
| Dec 2025 | Blk 516 | 07 TO 09 | 119 sqm | S$700,000 | S$5,882 psm | ×0.996 | S$5,859 psm |
| Dec 2025 | Blk 516 | 22 TO 24 | 119 sqm | S$720,000 | S$6,050 psm | ×0.996 | S$6,027 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.
6.62% gross yield
S$47,400 of rent a year against the estimate above · 0.74 points above flats like it
Homes like this rent for about S$3,950 a month, the middle of 4 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 | 415 | 5 ROOM | S$3,900 |
| Aug 2026 | 415 | 5 ROOM | S$4,000 |
| Feb 2026 | 414 | 5 ROOM | S$3,800 |
| Dec 2025 | 415 | 5 ROOM | S$4,400 |
median of 4 HDB rental approvals for 5 ROOM on Bedok Nth Ave 2 since 2025-10.
Buying or selling at S$715,941?
Buying: Stamp duty on S$715,941 · Cash and CPF needed on S$715,941 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$715,941.
Each opens with this figure filled in; change anything there.
Primary schools near 415 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 · 141 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Yu Neng Primary School · 445 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 561 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bedok Green Primary School · 959 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Damai Primary School · 1,073 m · near the line — check on OneMap
- Opera Estate Primary School · 1,239 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,244 m · no 2025 Phase 2C ballot
- St. Stephen's School (boys) · 1,719 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 415 · 5 ROOM · 10 TO 12 · Improved · 52 years left | 123 sqm | S$680,000 | S$5,528 psm |
| Jul 2025 | Blk 415 · 5 ROOM · 13 TO 15 · Improved · 52 years left | 119 sqm | S$680,000 | S$5,714 psm |
| Jul 2025 | Blk 415 · 5 ROOM · 01 TO 03 · Improved · 53 years left | 119 sqm | S$625,000 | S$5,252 psm |
| Apr 2025 | Blk 415 · 5 ROOM · 07 TO 09 · Improved · 53 years left | 119 sqm | S$635,000 | S$5,336 psm |
| Apr 2025 | Blk 415 · 5 ROOM · 04 TO 06 · Improved · 53 years left | 119 sqm | S$670,000 | S$5,630 psm |
| Nov 2024 | Blk 415 · 5 ROOM · 13 TO 15 · Improved · 53 years left | 119 sqm | S$650,000 | S$5,462 psm |
| Jul 2024 | Blk 415 · 5 ROOM · 04 TO 06 · Improved · 53 years left | 119 sqm | S$610,000 | S$5,126 psm |
| Jun 2024 | Blk 415 · 5 ROOM · 07 TO 09 · Improved · 54 years left | 119 sqm | S$600,000 | S$5,042 psm |
| May 2024 | Blk 415 · 5 ROOM · 04 TO 06 · Improved · 54 years left | 119 sqm | S$610,000 | S$5,126 psm |
| Feb 2023 | Blk 415 · 5 ROOM · 13 TO 15 · Improved · 55 years left | 119 sqm | S$678,000 | S$5,697 psm |
| Sept 2022 | Blk 415 · 5 ROOM · 19 TO 21 · Improved · 55 years left | 119 sqm | S$705,000 | S$5,924 psm |
| Dec 2021 | Blk 415 · 5 ROOM · 07 TO 09 · Improved · 56 years left | 119 sqm | S$680,000 | S$5,714 psm |
| Nov 2021 | Blk 415 · 5 ROOM · 22 TO 24 · Improved · 56 years left | 119 sqm | S$740,000 | S$6,218 psm |
| Nov 2021 | Blk 415 · 5 ROOM · 19 TO 21 · Improved · 56 years left | 119 sqm | S$698,000 | S$5,866 psm |
Showing 14 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 415 · 5 ROOM | S$3,900 | — |
| Aug 2026 | Blk 415 · 5 ROOM | S$4,000 | — |
| Dec 2025 | Blk 415 · 5 ROOM | S$4,400 | — |
| Aug 2025 | Blk 415 · 5 ROOM | S$3,900 | — |
| Aug 2025 | Blk 415 · 5 ROOM | S$3,800 | — |
| Feb 2025 | Blk 415 · 5 ROOM | S$3,850 | — |
| Nov 2024 | Blk 415 · 5 ROOM | S$4,400 | — |
| Oct 2024 | Blk 415 · 5 ROOM | S$2,600 | — |
| Sept 2024 | Blk 415 · 5 ROOM | S$3,200 | — |
| Aug 2024 | Blk 415 · 5 ROOM | S$3,850 | — |
| Sept 2023 | Blk 415 · 5 ROOM | S$4,400 | — |
| Sept 2023 | Blk 415 · 5 ROOM | S$3,700 | — |
| Jul 2023 | Blk 415 · 5 ROOM | S$3,000 | — |
| May 2023 | Blk 415 · 5 ROOM | S$3,100 | — |
| Oct 2022 | Blk 415 · 5 ROOM | S$2,600 | — |
| Sept 2022 | Blk 415 · 5 ROOM | S$2,800 | — |
| Jun 2022 | Blk 415 · 5 ROOM | S$2,400 | — |
| Sept 2021 | Blk 415 · 5 ROOM | S$2,800 | — |
| Aug 2021 | Blk 415 · 5 ROOM | S$2,550 | — |
| Jul 2021 | Blk 415 · 5 ROOM | S$2,700 | — |
| Jul 2021 | Blk 415 · 5 ROOM | S$2,300 | — |
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 50 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 | 45 years | S$679,878 | S$750,640 | S$812,957 | S$827,175 |
| 10 years | 40 years | S$640,272 | S$780,488 | S$915,458 | S$947,758 |
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.