homequant
HDB · 460421

Blk 421 Bedok Nth Rd

Project page · 99-year lease from 1979

Indicative value range
S$505,495 – S$565,000
Indicative mid S$532,227 · S$5,785 psm

Based on 45 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 11610 TO 1298 sqmS$520,000S$5,306 psm×1.000S$5,306 psm
Oct 2026Blk 8107 TO 0991 sqmS$518,000S$5,692 psm×1.000S$5,692 psm
Oct 2026Blk 42804 TO 0692 sqmS$500,000S$5,435 psm×1.000S$5,435 psm
Sept 2026Blk 12104 TO 0692 sqmS$500,000S$5,435 psm×1.000S$5,435 psm
Sept 2026Blk 7801 TO 0391 sqmS$505,000S$5,549 psm×1.000S$5,549 psm
Sept 2026Blk 70604 TO 0692 sqmS$538,000S$5,848 psm×1.000S$5,848 psm
Aug 2026Blk 12101 TO 0392 sqmS$485,000S$5,272 psm×1.000S$5,272 psm
Aug 2026Blk 42204 TO 0692 sqmS$590,000S$6,413 psm×1.000S$6,413 psm
Aug 2026Blk 70710 TO 1291 sqmS$570,000S$6,264 psm×1.000S$6,264 psm
Aug 2026Blk 70604 TO 0691 sqmS$525,000S$5,769 psm×1.000S$5,769 psm
Jul 2026Blk 10804 TO 0691 sqmS$600,000S$6,593 psm×1.000S$6,593 psm
Jul 2026Blk 70707 TO 0991 sqmS$565,000S$6,209 psm×1.000S$6,209 psm
Jul 2026Blk 70710 TO 1292 sqmS$568,000S$6,174 psm×1.000S$6,174 psm
Jul 2026Blk 8101 TO 0391 sqmS$500,000S$5,495 psm×1.000S$5,495 psm
Jul 2026Blk 7813 TO 1591 sqmS$560,000S$6,154 psm×1.000S$6,154 psm
Jun 2026Blk 11907 TO 0992 sqmS$515,000S$5,598 psm×1.000S$5,598 psm
Jun 2026Blk 70810 TO 1291 sqmS$575,000S$6,319 psm×1.000S$6,319 psm
Jun 2026Blk 12110 TO 1292 sqmS$628,000S$6,826 psm×1.000S$6,826 psm
Jun 2026Blk 42710 TO 1292 sqmS$570,000S$6,196 psm×1.000S$6,196 psm
May 2026Blk 42801 TO 0392 sqmS$510,000S$5,543 psm×1.000S$5,543 psm
May 2026Blk 7907 TO 0991 sqmS$472,000S$5,187 psm×1.000S$5,187 psm
May 2026Blk 10710 TO 1291 sqmS$550,000S$6,044 psm×1.000S$6,044 psm
May 2026Blk 42807 TO 0992 sqmS$565,000S$6,141 psm×1.000S$6,141 psm
Apr 2026Blk 11901 TO 0392 sqmS$505,000S$5,489 psm×1.000S$5,489 psm
Apr 2026Blk 8204 TO 0692 sqmS$500,000S$5,435 psm×1.000S$5,435 psm
Apr 2026Blk 70804 TO 0691 sqmS$568,000S$6,242 psm×1.000S$6,242 psm
Mar 2026Blk 42701 TO 0392 sqmS$490,000S$5,326 psm×0.997S$5,310 psm
Mar 2026Blk 8210 TO 1292 sqmS$560,000S$6,087 psm×0.997S$6,069 psm
Mar 2026Blk 7810 TO 1291 sqmS$533,000S$5,857 psm×0.997S$5,840 psm
Mar 2026Blk 42107 TO 0992 sqmS$545,800S$5,933 psm×0.997S$5,915 psm
Feb 2026Blk 42801 TO 0392 sqmS$520,000S$5,652 psm×0.997S$5,636 psm
Feb 2026Blk 70710 TO 1291 sqmS$560,000S$6,154 psm×0.997S$6,136 psm
Jan 2026Blk 12104 TO 0692 sqmS$538,000S$5,848 psm×0.997S$5,831 psm
Jan 2026Blk 8107 TO 0991 sqmS$528,000S$5,802 psm×0.997S$5,785 psm
Jan 2026Blk 42707 TO 0992 sqmS$565,000S$6,141 psm×0.997S$6,123 psm
Jan 2026Blk 42804 TO 0692 sqmS$560,000S$6,087 psm×0.997S$6,069 psm
Jan 2026Blk 42207 TO 0992 sqmS$543,000S$5,902 psm×0.997S$5,885 psm
Jan 2026Blk 7901 TO 0391 sqmS$502,000S$5,516 psm×0.997S$5,500 psm
Dec 2025Blk 7804 TO 0691 sqmS$480,000S$5,275 psm×0.996S$5,254 psm
Dec 2025Blk 70801 TO 0391 sqmS$580,000S$6,374 psm×0.996S$6,349 psm
Dec 2025Blk 8204 TO 0692 sqmS$485,000S$5,272 psm×0.996S$5,251 psm
Dec 2025Blk 11207 TO 0991 sqmS$525,000S$5,769 psm×0.996S$5,747 psm
Dec 2025Blk 42707 TO 0992 sqmS$530,000S$5,761 psm×0.996S$5,738 psm
Dec 2025Blk 8201 TO 0392 sqmS$507,000S$5,511 psm×0.996S$5,489 psm
Nov 2025Blk 8107 TO 0992 sqmS$510,000S$5,543 psm×0.996S$5,522 psm

How accurate is this estimate for Bedok Nth Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 153 sales in Bedok Nth Rd since.

Median error
4.5%

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.

7.44% gross yield

S$39,600 of rent a year against the estimate above · 0.06 points below flats like it

Homes like this rent for about S$3,300 a month, the middle of 96 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

ApprovedBlockFlatRent a month
Sept 20264274 ROOMS$3,600
Sept 20261814 ROOMS$3,500
Sept 20264274 ROOMS$3,450
Sept 20267074 ROOMS$3,200
Sept 2026431A4 ROOMS$3,000
Aug 20261824 ROOMS$3,800
Aug 2026784 ROOMS$3,650
Aug 20264214 ROOMS$3,600

median of 96 HDB rental approvals for 4 ROOM on Bedok Nth Rd since 2025-10.

Buying or selling at S$532,227?

Buying: Stamp duty on S$532,227 · Cash and CPF needed on S$532,227 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$532,227.

Each opens with this figure filled in; change anything there.

Primary schools near 421 Bedok Nth Rd

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Mar 2026
Blk 421 · 4 ROOM · 07 TO 09 · New Generation · 52 years left
92 sqmS$545,800S$5,933 psm
Sept 2025
Blk 421 · 4 ROOM · 13 TO 15 · New Generation · 52 years left
92 sqmS$585,000S$6,359 psm
Jul 2025
Blk 421 · 4 ROOM · 04 TO 06 · New Generation · 53 years left
92 sqmS$552,000S$6,000 psm
May 2025
Blk 421 · 4 ROOM · 07 TO 09 · New Generation · 53 years left
92 sqmS$590,000S$6,413 psm
Mar 2025
Blk 421 · 4 ROOM · 10 TO 12 · New Generation · 53 years left
92 sqmS$599,888S$6,521 psm
Jan 2025
Blk 421 · 4 ROOM · 04 TO 06 · New Generation · 53 years left
92 sqmS$570,000S$6,196 psm
Jan 2025
Blk 421 · 4 ROOM · 10 TO 12 · New Generation · 53 years left
92 sqmS$520,000S$5,652 psm
Dec 2024
Blk 421 · 4 ROOM · 13 TO 15 · New Generation · 53 years left
92 sqmS$590,000S$6,413 psm
Oct 2024
Blk 421 · 4 ROOM · 07 TO 09 · New Generation · 53 years left
92 sqmS$575,000S$6,250 psm
Sept 2024
Blk 421 · 4 ROOM · 01 TO 03 · New Generation · 53 years left
92 sqmS$510,000S$5,543 psm
Aug 2024
Blk 421 · 4 ROOM · 07 TO 09 · New Generation · 54 years left
92 sqmS$540,000S$5,870 psm
Aug 2024
Blk 421 · 4 ROOM · 01 TO 03 · New Generation · 54 years left
92 sqmS$490,000S$5,326 psm
May 2024
Blk 421 · 4 ROOM · 13 TO 15 · New Generation · 54 years left
92 sqmS$528,000S$5,739 psm
Jan 2024
Blk 421 · 4 ROOM · 01 TO 03 · New Generation · 54 years left
92 sqmS$495,000S$5,380 psm
Mar 2023
Blk 421 · 4 ROOM · 13 TO 15 · New Generation · 55 years left
92 sqmS$520,000S$5,652 psm
Sept 2022
Blk 421 · 4 ROOM · 10 TO 12 · New Generation · 55 years left
92 sqmS$518,000S$5,630 psm
Jan 2022
Blk 421 · 4 ROOM · 07 TO 09 · New Generation · 56 years left
92 sqmS$470,000S$5,109 psm
Jan 2022
Blk 421 · 4 ROOM · 04 TO 06 · New Generation · 56 years left
92 sqmS$450,888S$4,901 psm
See more

Showing 18 of 74.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years46 yearsS$505,418S$558,022S$604,349S$614,918
10 years41 yearsS$475,975S$580,211S$680,547S$704,560

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.