Blk 532 Bedok Nth St 3
Project page · 99-year lease from 1980
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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 532 | 01 TO 03 | 68 sqm | S$382,000 | S$5,618 psm | ×1.000 | S$5,618 psm |
| Apr 2026 | Blk 532 | 04 TO 06 | 68 sqm | S$378,000 | S$5,559 psm | ×1.000 | S$5,559 psm |
| Feb 2026 | Blk 532 | 16 TO 18 | 68 sqm | S$400,000 | S$5,882 psm | ×0.997 | S$5,865 psm |
| Nov 2025 | Blk 532 | 04 TO 06 | 68 sqm | S$390,000 | S$5,735 psm | ×0.996 | S$5,713 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.
8.57% gross yield
S$33,000 of rent a year against the estimate above · 0.57 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$385,234?
Buying: Stamp duty on S$385,234 · Cash and CPF needed on S$385,234 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$385,234.
Each opens with this figure filled in; change anything there.
Primary schools near 532 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
- Damai Primary School · 368 m
- Yu Neng Primary School · 685 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 769 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Red Swastika School · 953 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Opera Estate Primary School · 1,534 m · no 2025 Phase 2C ballot
- Telok Kurau Primary School · 1,538 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,663 m · no 2025 Phase 2C ballot
- Bedok Green Primary School · 1,695 m · no 2025 Phase 2C ballot
- St. Stephen's School (boys) · 1,828 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 532 · 3 ROOM · 01 TO 03 · New Generation · 53 years left | 68 sqm | S$382,000 | S$5,618 psm |
| Apr 2026 | Blk 532 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 68 sqm | S$378,000 | S$5,559 psm |
| Feb 2026 | Blk 532 · 3 ROOM · 16 TO 18 · New Generation · 53 years left | 68 sqm | S$400,000 | S$5,882 psm |
| Nov 2025 | Blk 532 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 68 sqm | S$390,000 | S$5,735 psm |
| Sept 2025 | Blk 532 · 3 ROOM · 13 TO 15 · New Generation · 53 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Aug 2025 | Blk 532 · 4 ROOM · 07 TO 09 · New Generation · 54 years left | 92 sqm | S$528,000 | S$5,739 psm |
| Aug 2025 | Blk 532 · 3 ROOM · 13 TO 15 · New Generation · 53 years left | 82 sqm | S$490,000 | S$5,976 psm |
| Jul 2025 | Blk 532 · 4 ROOM · 13 TO 15 · New Generation · 54 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Apr 2025 | Blk 532 · 3 ROOM · 10 TO 12 · New Generation · 54 years left | 82 sqm | S$475,000 | S$5,793 psm |
| Feb 2025 | Blk 532 · 3 ROOM · 13 TO 15 · New Generation · 54 years left | 68 sqm | S$415,000 | S$6,103 psm |
| Jul 2024 | Blk 532 · 3 ROOM · 16 TO 18 · New Generation · 55 years left | 68 sqm | S$360,000 | S$5,294 psm |
| May 2024 | Blk 532 · 3 ROOM · 13 TO 15 · New Generation · 55 years left | 68 sqm | S$385,000 | S$5,662 psm |
| May 2024 | Blk 532 · 3 ROOM · 13 TO 15 · New Generation · 55 years left | 68 sqm | S$375,000 | S$5,515 psm |
| Mar 2024 | Blk 532 · 4 ROOM · 07 TO 09 · New Generation · 55 years left | 101 sqm | S$490,000 | S$4,851 psm |
| Feb 2024 | Blk 532 · 3 ROOM · 16 TO 18 · New Generation · 55 years left | 68 sqm | S$355,000 | S$5,221 psm |
| Jan 2024 | Blk 532 · 3 ROOM · 01 TO 03 · New Generation · 55 years left | 68 sqm | S$350,000 | S$5,147 psm |
| Aug 2023 | Blk 532 · 4 ROOM · 13 TO 15 · New Generation · 56 years left | 92 sqm | S$485,000 | S$5,272 psm |
| Aug 2023 | Blk 532 · 4 ROOM · 04 TO 06 · New Generation · 56 years left | 95 sqm | S$455,000 | S$4,789 psm |
| Jan 2023 | Blk 532 · 4 ROOM · 04 TO 06 · New Generation · 56 years left | 92 sqm | S$450,000 | S$4,891 psm |
| Jan 2023 | Blk 532 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 68 sqm | S$380,000 | S$5,588 psm |
| Sept 2022 | Blk 532 · 3 ROOM · 13 TO 15 · New Generation · 56 years left | 68 sqm | S$370,000 | S$5,441 psm |
| Sept 2022 | Blk 532 · 3 ROOM · 04 TO 06 · New Generation · 56 years left | 68 sqm | S$345,000 | S$5,074 psm |
| Jul 2022 | Blk 532 · 4 ROOM · 01 TO 03 · New Generation · 57 years left | 95 sqm | S$440,000 | S$4,632 psm |
| Jul 2022 | Blk 532 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 82 sqm | S$390,000 | S$4,756 psm |
| Apr 2022 | Blk 532 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 82 sqm | S$380,000 | S$4,634 psm |
| Mar 2022 | Blk 532 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 68 sqm | S$335,000 | S$4,926 psm |
| Mar 2022 | Blk 532 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 68 sqm | S$305,000 | S$4,485 psm |
| Dec 2021 | Blk 532 · 4 ROOM · 13 TO 15 · New Generation · 57 years left | 92 sqm | S$425,000 | S$4,620 psm |
| Dec 2021 | Blk 532 · 3 ROOM · 10 TO 12 · New Generation · 57 years left | 68 sqm | S$330,000 | S$4,853 psm |
| Oct 2021 | Blk 532 · 4 ROOM · 04 TO 06 · New Generation · 57 years left | 92 sqm | S$388,000 | S$4,217 psm |
| Oct 2021 | Blk 532 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 68 sqm | S$310,000 | S$4,559 psm |
Showing 31 of 135.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 532 · 3 ROOM | S$2,500 | — |
| May 2026 | Blk 532 · 3 ROOM | S$2,750 | — |
| Apr 2026 | Blk 532 · 5 ROOM | S$5,000 | — |
| Jan 2026 | Blk 532 · 3 ROOM | S$3,000 | — |
| Oct 2025 | Blk 532 · 4 ROOM | S$3,000 | — |
| Oct 2025 | Blk 532 · 3 ROOM | S$2,500 | — |
| Sept 2025 | Blk 532 · 3 ROOM | S$2,800 | — |
| Aug 2025 | Blk 532 · 3 ROOM | S$3,000 | — |
| Jun 2025 | Blk 532 · 3 ROOM | S$2,700 | — |
| Nov 2024 | Blk 532 · 3 ROOM | S$2,500 | — |
| Jun 2024 | Blk 532 · 3 ROOM | S$3,000 | — |
| Jun 2024 | Blk 532 · 3 ROOM | S$2,900 | — |
| Jun 2024 | Blk 532 · 3 ROOM | S$2,500 | — |
| May 2024 | Blk 532 · 5 ROOM | S$4,800 | — |
| Mar 2024 | Blk 532 · 3 ROOM | S$2,900 | — |
| Feb 2024 | Blk 532 · 3 ROOM | S$2,600 | — |
| Dec 2023 | Blk 532 · 3 ROOM | S$1,800 | — |
| Nov 2023 | Blk 532 · 3 ROOM | S$3,200 | — |
| Oct 2023 | Blk 532 · 4 ROOM | S$3,000 | — |
| Aug 2023 | Blk 532 · 3 ROOM | S$3,200 | — |
| Aug 2023 | Blk 532 · 3 ROOM | S$3,100 | — |
| Jan 2023 | Blk 532 · 3 ROOM | S$2,000 | — |
| Oct 2022 | Blk 532 · 4 ROOM | S$3,000 | — |
| Aug 2022 | Blk 532 · 3 ROOM | S$1,650 | — |
| Jun 2022 | Blk 532 · 3 ROOM | S$2,600 | — |
| Jun 2022 | Blk 532 · 3 ROOM | S$2,500 | — |
| May 2022 | Blk 532 · 3 ROOM | S$2,000 | — |
| Apr 2022 | Blk 532 · 5 ROOM | S$3,600 | — |
| Apr 2022 | Blk 532 · 3 ROOM | S$1,600 | — |
| Mar 2022 | Blk 532 · 3 ROOM | S$2,600 | — |
| Feb 2022 | Blk 532 · 3 ROOM | S$1,600 | — |
| Dec 2021 | Blk 532 · 3 ROOM | S$1,800 | — |
| Aug 2021 | Blk 532 · 3 ROOM | S$1,650 | — |
| Jul 2021 | Blk 532 · 4 ROOM | S$1,500 | — |
| Jun 2021 | Blk 532 · 3 ROOM | S$2,400 | — |
| Apr 2021 | Blk 532 · 3 ROOM | S$1,800 | — |
| Feb 2021 | Blk 532 · 4 ROOM | S$2,200 | — |
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 52 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 | 47 years | S$365,829 | S$403,904 | S$437,436 | S$445,086 |
| 10 years | 42 years | S$344,517 | S$419,965 | S$492,590 | S$509,970 |
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.