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HDB · 460425

Blk 425 Bedok Nth Rd

Project page · 99-year lease from 1979

Indicative value range
S$396,339 – S$431,526
Indicative mid S$407,220 · S$6,078 psm

Based on 47 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 12501 TO 0367 sqmS$370,000S$5,522 psm×1.000S$5,522 psm
Oct 2026Blk 7601 TO 0359 sqmS$318,888S$5,405 psm×1.000S$5,405 psm
Oct 2026Blk 7704 TO 0660 sqmS$393,000S$6,550 psm×1.000S$6,550 psm
Oct 2026Blk 42610 TO 1267 sqmS$398,000S$5,940 psm×1.000S$5,940 psm
Sept 2026Blk 12410 TO 1267 sqmS$395,000S$5,896 psm×1.000S$5,896 psm
Aug 2026Blk 12410 TO 1267 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Aug 2026Blk 7410 TO 1259 sqmS$346,800S$5,878 psm×1.000S$5,878 psm
Aug 2026Blk 7507 TO 0959 sqmS$370,000S$6,271 psm×1.000S$6,271 psm
Aug 2026Blk 11607 TO 0973 sqmS$435,000S$5,959 psm×1.000S$5,959 psm
Aug 2026Blk 7404 TO 0659 sqmS$358,000S$6,068 psm×1.000S$6,068 psm
Aug 2026Blk 7513 TO 1559 sqmS$358,000S$6,068 psm×1.000S$6,068 psm
Aug 2026Blk 10904 TO 0667 sqmS$390,000S$5,821 psm×1.000S$5,821 psm
Aug 2026Blk 7407 TO 0959 sqmS$380,000S$6,441 psm×1.000S$6,441 psm
Aug 2026Blk 7504 TO 0659 sqmS$340,000S$5,763 psm×1.000S$5,763 psm
Jul 2026Blk 12507 TO 0967 sqmS$390,000S$5,821 psm×1.000S$5,821 psm
Jul 2026Blk 7507 TO 0959 sqmS$368,800S$6,251 psm×1.000S$6,251 psm
Jul 2026Blk 7507 TO 0959 sqmS$365,000S$6,186 psm×1.000S$6,186 psm
Jul 2026Blk 42610 TO 1267 sqmS$398,888S$5,954 psm×1.000S$5,954 psm
Jun 2026Blk 11007 TO 0967 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Jun 2026Blk 11613 TO 1573 sqmS$450,000S$6,164 psm×1.000S$6,164 psm
Jun 2026Blk 7713 TO 1569 sqmS$455,000S$6,594 psm×1.000S$6,594 psm
Jun 2026Blk 42610 TO 1267 sqmS$405,000S$6,045 psm×1.000S$6,045 psm
May 2026Blk 7407 TO 0959 sqmS$380,000S$6,441 psm×1.000S$6,441 psm
May 2026Blk 7404 TO 0659 sqmS$340,000S$5,763 psm×1.000S$5,763 psm
May 2026Blk 7507 TO 0959 sqmS$360,000S$6,102 psm×1.000S$6,102 psm
May 2026Blk 11701 TO 0373 sqmS$400,000S$5,479 psm×1.000S$5,479 psm
Apr 2026Blk 42604 TO 0667 sqmS$462,000S$6,896 psm×1.000S$6,896 psm
Apr 2026Blk 12407 TO 0967 sqmS$425,000S$6,343 psm×1.000S$6,343 psm
Apr 2026Blk 7410 TO 1259 sqmS$393,000S$6,661 psm×1.000S$6,661 psm
Apr 2026Blk 42507 TO 0967 sqmS$466,000S$6,955 psm×1.000S$6,955 psm
Mar 2026Blk 12401 TO 0367 sqmS$390,000S$5,821 psm×0.997S$5,804 psm
Mar 2026Blk 11704 TO 0673 sqmS$445,000S$6,096 psm×0.997S$6,078 psm
Mar 2026Blk 42501 TO 0367 sqmS$415,000S$6,194 psm×0.997S$6,176 psm
Feb 2026Blk 7710 TO 1260 sqmS$390,000S$6,500 psm×0.997S$6,481 psm
Feb 2026Blk 7710 TO 1269 sqmS$435,000S$6,304 psm×0.997S$6,286 psm
Feb 2026Blk 11701 TO 0373 sqmS$430,000S$5,890 psm×0.997S$5,873 psm
Feb 2026Blk 7510 TO 1259 sqmS$379,000S$6,424 psm×0.997S$6,405 psm
Feb 2026Blk 42604 TO 0667 sqmS$440,000S$6,567 psm×0.997S$6,548 psm
Feb 2026Blk 10907 TO 0967 sqmS$430,000S$6,418 psm×0.997S$6,399 psm
Jan 2026Blk 7513 TO 1559 sqmS$400,000S$6,780 psm×0.997S$6,760 psm
Jan 2026Blk 11701 TO 0373 sqmS$410,000S$5,616 psm×0.997S$5,600 psm
Jan 2026Blk 11601 TO 0373 sqmS$439,000S$6,014 psm×0.997S$5,996 psm
Dec 2025Blk 7707 TO 0960 sqmS$390,000S$6,500 psm×0.996S$6,474 psm
Dec 2025Blk 7410 TO 1259 sqmS$400,000S$6,780 psm×0.996S$6,753 psm
Dec 2025Blk 12404 TO 0667 sqmS$408,000S$6,090 psm×0.996S$6,066 psm
Nov 2025Blk 10707 TO 0967 sqmS$434,000S$6,478 psm×0.996S$6,452 psm
Nov 2025Blk 11704 TO 0673 sqmS$435,000S$5,959 psm×0.996S$5,935 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.

8.10% gross yield

S$33,000 of rent a year against the estimate above · 0.1 points above flats like it

Homes like this rent for about S$2,750 a month, the middle of 112 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

ApprovedBlockFlatRent a month
Sept 2026773 ROOMS$3,100
Sept 2026763 ROOMS$3,000
Sept 2026773 ROOMS$2,700
Sept 20261243 ROOMS$2,700
Sept 2026763 ROOMS$2,600
Sept 20261253 ROOMS$2,550
Sept 20261243 ROOMS$2,250
Sept 20261103 ROOMS$2,200

median of 112 HDB rental approvals for 3 ROOM on Bedok Nth Rd since 2025-10.

Buying or selling at S$407,220?

Buying: Stamp duty on S$407,220 · Cash and CPF needed on S$407,220 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$407,220.

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

Primary schools near 425 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
Apr 2026
Blk 425 · 3 ROOM · 07 TO 09 · New Generation · 52 years left
67 sqmS$466,000S$6,955 psm
Mar 2026
Blk 425 · 3 ROOM · 01 TO 03 · New Generation · 52 years left
67 sqmS$415,000S$6,194 psm
Oct 2025
Blk 425 · 3 ROOM · 07 TO 09 · New Generation · 52 years left
82 sqmS$495,000S$6,037 psm
Jun 2025
Blk 425 · 3 ROOM · 04 TO 06 · New Generation · 53 years left
67 sqmS$440,000S$6,567 psm
Jan 2025
Blk 425 · 3 ROOM · 01 TO 03 · New Generation · 53 years left
67 sqmS$440,000S$6,567 psm
Sept 2024
Blk 425 · 3 ROOM · 10 TO 12 · New Generation · 53 years left
67 sqmS$470,000S$7,015 psm
May 2024
Blk 425 · 3 ROOM · 10 TO 12 · New Generation · 54 years left
67 sqmS$433,000S$6,463 psm
Feb 2024
Blk 425 · 3 ROOM · 07 TO 09 · New Generation · 54 years left
excluded: outlier
82 sqmS$490,000S$5,976 psm
Dec 2023
Blk 425 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
82 sqmS$422,000S$5,146 psm
Nov 2023
Blk 425 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
67 sqmS$340,000S$5,075 psm
Jun 2023
Blk 425 · 3 ROOM · 10 TO 12 · New Generation · 55 years left
67 sqmS$425,000S$6,343 psm
May 2023
Blk 425 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
67 sqmS$384,000S$5,731 psm
Feb 2023
Blk 425 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
67 sqmS$380,000S$5,672 psm
Jan 2023
Blk 425 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
67 sqmS$345,000S$5,149 psm
Jul 2022
Blk 425 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
67 sqmS$375,000S$5,597 psm
Feb 2022
Blk 425 · 3 ROOM · 07 TO 09 · New Generation · 56 years left
67 sqmS$350,000S$5,224 psm
See more

Showing 16 of 99.

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$386,707S$426,956S$462,402S$470,489
10 years41 yearsS$364,180S$443,933S$520,703S$539,075

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.