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HDB · 460522

Blk 522 Bedok Nth Ave 1

Project page · 99-year lease from 1979

Indicative value range
S$416,500 – S$430,000
Indicative mid S$425,000 · S$6,343 psm

Based on 3 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
Sept 2026Blk 52210 TO 1267 sqmS$408,000S$6,090 psm×1.000S$6,090 psm
Aug 2026Blk 52210 TO 1267 sqmS$425,000S$6,343 psm×1.000S$6,343 psm
Apr 2026Blk 52210 TO 1267 sqmS$435,000S$6,493 psm×1.000S$6,493 psm

How accurate is this estimate for Bedok Nth Ave 1?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 48 sales in Bedok Nth Ave 1 since.

Median error
2.9%

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.

7.91% gross yield

S$33,600 of rent a year against the estimate above · 0.09 points below flats like it

Homes like this rent for about S$2,800 a month, the middle of 65 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 20265493 ROOMS$3,300
Sept 20265483 ROOMS$3,000
Sept 20265223 ROOMS$3,000
Sept 20265223 ROOMS$2,850
Sept 20265503 ROOMS$2,600
Sept 20265203 ROOMS$2,400
Sept 20264233 ROOMS$1,950
Aug 20264233 ROOMS$3,000

median of 65 HDB rental approvals for 3 ROOM on Bedok Nth Ave 1 since 2025-10.

Buying or selling at S$425,000?

Buying: Stamp duty on S$425,000 · Cash and CPF needed on S$425,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$425,000.

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

Primary schools near 522 Bedok Nth Ave 1

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
Sept 2026
Blk 522 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
67 sqmS$408,000S$6,090 psm
Aug 2026
Blk 522 · 3 ROOM · 10 TO 12 · New Generation · 52 years left
67 sqmS$425,000S$6,343 psm
Apr 2026
Blk 522 · 3 ROOM · 10 TO 12 · New Generation · 53 years left
67 sqmS$435,000S$6,493 psm
Aug 2025
Blk 522 · 3 ROOM · 07 TO 09 · New Generation · 53 years left
67 sqmS$425,000S$6,343 psm
Mar 2025
Blk 522 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
67 sqmS$420,000S$6,269 psm
Jan 2025
Blk 522 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
67 sqmS$405,000S$6,045 psm
Dec 2024
Blk 522 · 3 ROOM · 01 TO 03 · New Generation · 54 years left
67 sqmS$390,000S$5,821 psm
Oct 2023
Blk 522 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
67 sqmS$340,000S$5,075 psm
Aug 2023
Blk 522 · 3 ROOM · 07 TO 09 · New Generation · 55 years left
82 sqmS$395,000S$4,817 psm
Mar 2023
Blk 522 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
67 sqmS$370,000S$5,522 psm
Mar 2023
Blk 522 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
67 sqmS$340,000S$5,075 psm
Dec 2022
Blk 522 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
67 sqmS$350,000S$5,224 psm
See more

Showing 12 of 85.

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$403,592S$445,598S$482,591S$491,031
10 years41 yearsS$380,081S$463,316S$543,438S$562,612

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.