homequant
HDB · 460428

Blk 428 Bedok Nth Rd

Project page · 99-year lease from 1979

Indicative value range
S$510,000 – S$558,348
Indicative mid S$518,466 · S$5,636 psm

Based on 5 sales in this block, last 12 months. Search did not need to widen. 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 42804 TO 0692 sqmS$500,000S$5,435 psm×1.000S$5,435 psm
May 2026Blk 42801 TO 0392 sqmS$510,000S$5,543 psm×1.000S$5,543 psm
May 2026Blk 42807 TO 0992 sqmS$565,000S$6,141 psm×1.000S$6,141 psm
Feb 2026Blk 42801 TO 0392 sqmS$520,000S$5,652 psm×0.997S$5,636 psm
Jan 2026Blk 42804 TO 0692 sqmS$560,000S$6,087 psm×0.997S$6,069 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.

7.64% gross yield

S$39,600 of rent a year against the estimate above · 0.14 points above 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$518,466?

Buying: Stamp duty on S$518,466 · Cash and CPF needed on S$518,466 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$518,466.

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

Primary schools near 428 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
Oct 2026
Blk 428 · 4 ROOM · 04 TO 06 · New Generation · 51 years left
92 sqmS$500,000S$5,435 psm
May 2026
Blk 428 · 4 ROOM · 07 TO 09 · New Generation · 52 years left
92 sqmS$565,000S$6,141 psm
May 2026
Blk 428 · 4 ROOM · 01 TO 03 · New Generation · 52 years left
92 sqmS$510,000S$5,543 psm
Feb 2026
Blk 428 · 4 ROOM · 01 TO 03 · New Generation · 52 years left
92 sqmS$520,000S$5,652 psm
Jan 2026
Blk 428 · 4 ROOM · 04 TO 06 · New Generation · 52 years left
92 sqmS$560,000S$6,087 psm
Sept 2025
Blk 428 · 4 ROOM · 10 TO 12 · New Generation · 52 years left
92 sqmS$565,000S$6,141 psm
Jul 2025
Blk 428 · 4 ROOM · 07 TO 09 · New Generation · 53 years left
92 sqmS$585,000S$6,359 psm
Jun 2025
Blk 428 · 4 ROOM · 04 TO 06 · New Generation · 53 years left
92 sqmS$553,888S$6,021 psm
May 2024
Blk 428 · 4 ROOM · 01 TO 03 · New Generation · 54 years left
92 sqmS$490,000S$5,326 psm
May 2024
Blk 428 · 4 ROOM · 01 TO 03 · New Generation · 54 years left
92 sqmS$480,000S$5,217 psm
Dec 2023
Blk 428 · 4 ROOM · 10 TO 12 · New Generation · 54 years left
92 sqmS$490,000S$5,326 psm
May 2023
Blk 428 · 4 ROOM · 04 TO 06 · New Generation · 55 years left
92 sqmS$480,000S$5,217 psm
Jan 2023
Blk 428 · 4 ROOM · 10 TO 12 · New Generation · 55 years left
92 sqmS$480,000S$5,217 psm
Dec 2022
Blk 428 · 4 ROOM · 10 TO 12 · New Generation · 55 years left
92 sqmS$500,000S$5,435 psm
Nov 2022
Blk 428 · 4 ROOM · 01 TO 03 · New Generation · 55 years left
92 sqmS$456,000S$4,957 psm
Nov 2022
Blk 428 · 4 ROOM · 01 TO 03 · New Generation · 55 years left
92 sqmS$450,000S$4,891 psm
Aug 2022
Blk 428 · 4 ROOM · 04 TO 06 · New Generation · 56 years left
92 sqmS$470,000S$5,109 psm
Jun 2022
Blk 428 · 4 ROOM · 04 TO 06 · New Generation · 56 years left
92 sqmS$468,000S$5,087 psm
May 2022
Blk 428 · 4 ROOM · 04 TO 06 · New Generation · 56 years left
92 sqmS$455,000S$4,946 psm
Feb 2022
Blk 428 · 4 ROOM · 04 TO 06 · New Generation · 56 years left
92 sqmS$439,999S$4,783 psm
Feb 2022
Blk 428 · 4 ROOM · 10 TO 12 · New Generation · 56 years left
92 sqmS$435,000S$4,728 psm
Jan 2022
Blk 428 · 4 ROOM · 01 TO 03 · New Generation · 56 years left
92 sqmS$435,000S$4,728 psm
Dec 2021
Blk 428 · 4 ROOM · 07 TO 09 · New Generation · 56 years left
92 sqmS$435,000S$4,728 psm
Nov 2021
Blk 428 · 4 ROOM · 07 TO 09 · New Generation · 56 years left
92 sqmS$420,000S$4,565 psm
See more

Showing 24 of 78.

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$492,350S$543,594S$588,723S$599,019
10 years41 yearsS$463,668S$565,209S$662,951S$686,342

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.