Blk 528 Bedok Nth St 3
Project page · 99-year lease from 1979
Based on 4 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 528 | 01 TO 03 | 68 sqm | S$391,000 | S$5,750 psm | ×1.000 | S$5,750 psm |
| Mar 2026 | Blk 528 | 04 TO 06 | 68 sqm | S$410,000 | S$6,029 psm | ×0.997 | S$6,012 psm |
| Nov 2025 | Blk 528 | 04 TO 06 | 68 sqm | S$428,000 | S$6,294 psm | ×0.996 | S$6,269 psm |
| Nov 2025 | Blk 528 | 13 TO 15 | 68 sqm | S$415,000 | S$6,103 psm | ×0.996 | S$6,079 psm |
How accurate is this estimate for Bedok Nth St 3?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 109 sales in Bedok Nth St 3 since.
- Median error
- 5.2%
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.
8.03% gross yield
S$33,000 of rent a year against the estimate above · 0.03 points above flats like it
Homes like this rent for about S$2,750 a month, the middle of 163 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 530 | 3 ROOM | S$3,200 |
| Sept 2026 | 545 | 3 ROOM | S$3,000 |
| Sept 2026 | 501 | 3 ROOM | S$2,850 |
| Sept 2026 | 501 | 3 ROOM | S$2,800 |
| Sept 2026 | 504 | 3 ROOM | S$2,750 |
| Sept 2026 | 545 | 3 ROOM | S$2,700 |
| Sept 2026 | 542 | 3 ROOM | S$2,700 |
| Sept 2026 | 535 | 3 ROOM | S$2,300 |
median of 163 HDB rental approvals for 3 ROOM on Bedok Nth St 3 since 2025-10.
Buying or selling at S$411,080?
Buying: Stamp duty on S$411,080 · Cash and CPF needed on S$411,080 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$411,080.
Each opens with this figure filled in; change anything there.
Primary schools near 528 Bedok Nth St 3
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
- Yu Neng Primary School · 424 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 609 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Damai Primary School · 631 m
- Red Swastika School · 686 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- St. Anthony's Canossian Primary School (girls) · 1,384 m · no 2025 Phase 2C ballot
- Bedok Green Primary School · 1,547 m · no 2025 Phase 2C ballot
- Opera Estate Primary School · 1,660 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 1,818 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Telok Kurau Primary School · 1,822 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,839 m · balloted in 2025 Phase 2C (PRs within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 528 · 3 ROOM · 01 TO 03 · New Generation · 52 years left | 82 sqm | S$460,000 | S$5,610 psm |
| Jun 2026 | Blk 528 · 3 ROOM · 01 TO 03 · New Generation · 52 years left | 68 sqm | S$391,000 | S$5,750 psm |
| Mar 2026 | Blk 528 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Nov 2025 | Blk 528 · 3 ROOM · 13 TO 15 · New Generation · 53 years left | 68 sqm | S$415,000 | S$6,103 psm |
| Nov 2025 | Blk 528 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 68 sqm | S$428,000 | S$6,294 psm |
| Jul 2025 | Blk 528 · 3 ROOM · 16 TO 18 · New Generation · 53 years left | 82 sqm | S$495,000 | S$6,037 psm |
| Apr 2025 | Blk 528 · 3 ROOM · 07 TO 09 · New Generation · 53 years left | 68 sqm | S$428,000 | S$6,294 psm |
| Jul 2024 | Blk 528 · 3 ROOM · 10 TO 12 · New Generation · 54 years left | 68 sqm | S$390,000 | S$5,735 psm |
| May 2024 | Blk 528 · 4 ROOM · 13 TO 15 · New Generation · 54 years left | 92 sqm | S$462,000 | S$5,022 psm |
| Mar 2024 | Blk 528 · 3 ROOM · 13 TO 15 · New Generation · 54 years left excluded: outlier | 82 sqm | S$465,000 | S$5,671 psm |
| Jan 2024 | Blk 528 · 4 ROOM · 01 TO 03 · New Generation · 55 years left | 92 sqm | S$485,000 | S$5,272 psm |
| Jul 2023 | Blk 528 · 4 ROOM · 10 TO 12 · New Generation · 55 years left | 92 sqm | S$450,000 | S$4,891 psm |
| Jun 2023 | Blk 528 · 3 ROOM · 13 TO 15 · New Generation · 55 years left | 68 sqm | S$355,000 | S$5,221 psm |
| May 2023 | Blk 528 · 3 ROOM · 10 TO 12 · New Generation · 55 years left | 68 sqm | S$408,888 | S$6,013 psm |
| Mar 2023 | Blk 528 · 4 ROOM · 04 TO 06 · New Generation · 56 years left | 95 sqm | S$448,000 | S$4,716 psm |
| Oct 2022 | Blk 528 · 4 ROOM · 07 TO 09 · New Generation · 56 years left | 92 sqm | S$445,000 | S$4,837 psm |
| Apr 2022 | Blk 528 · 3 ROOM · 01 TO 03 · New Generation · 56 years left | 68 sqm | S$350,000 | S$5,147 psm |
| Oct 2021 | Blk 528 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 82 sqm | S$360,000 | S$4,390 psm |
| Oct 2021 | Blk 528 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 68 sqm | S$322,000 | S$4,735 psm |
Showing 19 of 114.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 528 · 3 ROOM | S$2,850 | — |
| Apr 2026 | Blk 528 · 4 ROOM | S$2,500 | — |
| Nov 2025 | Blk 528 · 3 ROOM | S$1,800 | — |
| Oct 2025 | Blk 528 · 3 ROOM | S$2,550 | — |
| Sept 2025 | Blk 528 · 3 ROOM | S$2,650 | — |
| Aug 2025 | Blk 528 · 3 ROOM | S$3,000 | — |
| Jun 2025 | Blk 528 · 3 ROOM | S$2,700 | — |
| Feb 2025 | Blk 528 · 3 ROOM | S$2,800 | — |
| Sept 2024 | Blk 528 · 3 ROOM | S$2,850 | — |
| Sept 2024 | Blk 528 · 3 ROOM | S$2,750 | — |
| Sept 2024 | Blk 528 · 3 ROOM | S$1,800 | — |
| Aug 2024 | Blk 528 · 4 ROOM | S$3,200 | — |
| May 2024 | Blk 528 · 3 ROOM | S$2,800 | — |
| Mar 2024 | Blk 528 · 4 ROOM | S$3,000 | — |
| Nov 2023 | Blk 528 · 3 ROOM | S$2,950 | — |
| Nov 2023 | Blk 528 · 3 ROOM | S$2,000 | — |
| Sept 2023 | Blk 528 · 3 ROOM | S$1,800 | — |
| May 2023 | Blk 528 · 3 ROOM | S$3,100 | — |
| May 2023 | Blk 528 · 3 ROOM | S$2,500 | — |
| Apr 2023 | Blk 528 · 3 ROOM | S$2,800 | — |
| Feb 2023 | Blk 528 · 4 ROOM | S$3,500 | — |
| Jan 2023 | Blk 528 · 3 ROOM | S$2,500 | — |
| Jan 2023 | Blk 528 · 3 ROOM | S$1,700 | — |
| Sept 2022 | Blk 528 · 3 ROOM | S$1,500 | — |
| Mar 2022 | Blk 528 · 3 ROOM | S$2,500 | — |
| Mar 2022 | Blk 528 · 3 ROOM | S$2,200 | — |
| Mar 2022 | Blk 528 · 4 ROOM | S$1,900 | — |
| Oct 2021 | Blk 528 · 3 ROOM | S$2,300 | — |
| Oct 2021 | Blk 528 · 3 ROOM | S$1,800 | — |
| Sept 2021 | Blk 528 · 3 ROOM | S$1,500 | — |
| May 2021 | Blk 528 · 3 ROOM | S$2,000 | — |
| Feb 2021 | Blk 528 · 3 ROOM | S$1,700 | — |
| Feb 2021 | Blk 528 · 4 ROOM | S$1,500 | — |
| Jan 2021 | Blk 528 · 3 ROOM | S$1,900 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 46 years | S$390,373 | S$431,003 | S$466,785 | S$474,948 |
| 10 years | 41 years | S$367,632 | S$448,141 | S$525,639 | S$544,185 |
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.