Blk 534 Bedok Nth St 3
Project page · 99-year lease from 1986
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 534 | 10 TO 12 | 60 sqm | S$398,888 | S$6,648 psm | ×1.000 | S$6,648 psm |
| May 2026 | Blk 534 | 04 TO 06 | 60 sqm | S$382,000 | S$6,367 psm | ×1.000 | S$6,367 psm |
| Mar 2026 | Blk 534 | 01 TO 03 | 60 sqm | S$390,000 | S$6,500 psm | ×0.997 | S$6,481 psm |
| Jan 2026 | Blk 534 | 07 TO 09 | 69 sqm | S$468,000 | S$6,783 psm | ×0.997 | S$6,763 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.
8.38% gross yield
S$33,000 of rent a year against the estimate above · 0.38 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$393,869?
Buying: Stamp duty on S$393,869 · Cash and CPF needed on S$393,869 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$393,869.
Each opens with this figure filled in; change anything there.
Primary schools near 534 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 · 361 m
- Yu Neng Primary School · 756 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 773 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Red Swastika School · 1,024 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Opera Estate Primary School · 1,401 m · no 2025 Phase 2C ballot
- Telok Kurau Primary School · 1,446 m · no 2025 Phase 2C ballot
- Bedok Green Primary School · 1,670 m · no 2025 Phase 2C ballot
- St. Stephen's School (boys) · 1,686 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,743 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 534 · 3 ROOM · 10 TO 12 · Improved · 58 years left | 60 sqm | S$398,888 | S$6,648 psm |
| Sept 2026 | Blk 534 · 2 ROOM · 04 TO 06 · Improved · 59 years left | 45 sqm | S$330,000 | S$7,333 psm |
| May 2026 | Blk 534 · 3 ROOM · 04 TO 06 · Improved · 59 years left | 60 sqm | S$382,000 | S$6,367 psm |
| Mar 2026 | Blk 534 · 3 ROOM · 01 TO 03 · Improved · 59 years left | 60 sqm | S$390,000 | S$6,500 psm |
| Jan 2026 | Blk 534 · 3 ROOM · 07 TO 09 · Improved · 59 years left | 69 sqm | S$468,000 | S$6,783 psm |
| Aug 2025 | Blk 534 · 2 ROOM · 04 TO 06 · Improved · 60 years left excluded: outlier | 45 sqm | S$315,000 | S$7,000 psm |
| Jul 2025 | Blk 534 · 2 ROOM · 10 TO 12 · Improved · 60 years left | 45 sqm | S$338,000 | S$7,511 psm |
| Jun 2025 | Blk 534 · 3 ROOM · 10 TO 12 · Improved · 60 years left | 60 sqm | S$395,000 | S$6,583 psm |
| Jun 2025 | Blk 534 · 3 ROOM · 07 TO 09 · Improved · 60 years left | 60 sqm | S$388,000 | S$6,467 psm |
| Jun 2025 | Blk 534 · 3 ROOM · 07 TO 09 · Improved · 60 years left | 60 sqm | S$383,000 | S$6,383 psm |
| May 2025 | Blk 534 · 3 ROOM · 10 TO 12 · Improved · 60 years left | 60 sqm | S$388,000 | S$6,467 psm |
| Apr 2025 | Blk 534 · 2 ROOM · 07 TO 09 · Improved · 60 years left | 45 sqm | S$338,000 | S$7,511 psm |
| Apr 2025 | Blk 534 · 2 ROOM · 07 TO 09 · Improved · 60 years left | 45 sqm | S$333,000 | S$7,400 psm |
| Mar 2025 | Blk 534 · 2 ROOM · 07 TO 09 · Improved · 60 years left | 45 sqm | S$330,000 | S$7,333 psm |
| Mar 2025 | Blk 534 · 2 ROOM · 04 TO 06 · Improved · 60 years left | 45 sqm | S$321,000 | S$7,133 psm |
| Feb 2025 | Blk 534 · 3 ROOM · 07 TO 09 · Improved · 60 years left | 60 sqm | S$371,820 | S$6,197 psm |
| Dec 2024 | Blk 534 · 3 ROOM · 10 TO 12 · Improved · 60 years left | 60 sqm | S$375,000 | S$6,250 psm |
| Jun 2024 | Blk 534 · 3 ROOM · 04 TO 06 · Improved · 61 years left | 69 sqm | S$390,000 | S$5,652 psm |
| Jun 2024 | Blk 534 · 3 ROOM · 07 TO 09 · Improved · 61 years left | 60 sqm | S$355,000 | S$5,917 psm |
| Jun 2024 | Blk 534 · 2 ROOM · 04 TO 06 · Improved · 61 years left | 45 sqm | S$322,000 | S$7,156 psm |
| May 2024 | Blk 534 · 3 ROOM · 01 TO 03 · Improved · 61 years left | 60 sqm | S$336,888 | S$5,615 psm |
| May 2024 | Blk 534 · 2 ROOM · 01 TO 03 · Improved · 61 years left | 45 sqm | S$315,000 | S$7,000 psm |
| Apr 2024 | Blk 534 · 3 ROOM · 10 TO 12 · Improved · 61 years left | 69 sqm | S$392,000 | S$5,681 psm |
| Apr 2024 | Blk 534 · 3 ROOM · 07 TO 09 · Improved · 61 years left | 60 sqm | S$360,000 | S$6,000 psm |
| Nov 2023 | Blk 534 · 3 ROOM · 04 TO 06 · Improved · 61 years left | 69 sqm | S$368,000 | S$5,333 psm |
| May 2023 | Blk 534 · 3 ROOM · 13 TO 15 · Improved · 62 years left | 60 sqm | S$335,000 | S$5,583 psm |
| Dec 2022 | Blk 534 · 2 ROOM · 07 TO 09 · Improved · 62 years left | 45 sqm | S$293,000 | S$6,511 psm |
| Oct 2022 | Blk 534 · 3 ROOM · 01 TO 03 · Improved · 62 years left | 60 sqm | S$322,000 | S$5,367 psm |
| Jun 2022 | Blk 534 · 3 ROOM · 10 TO 12 · Improved · 63 years left | 69 sqm | S$359,000 | S$5,203 psm |
| May 2022 | Blk 534 · 3 ROOM · 04 TO 06 · Improved · 63 years left | 69 sqm | S$335,000 | S$4,855 psm |
| May 2022 | Blk 534 · 2 ROOM · 13 TO 15 · Improved · 63 years left | 45 sqm | S$270,000 | S$6,000 psm |
| Jan 2022 | Blk 534 · 3 ROOM · 07 TO 09 · Improved · 63 years left | 69 sqm | S$358,888 | S$5,201 psm |
| Jan 2022 | Blk 534 · 3 ROOM · 04 TO 06 · Improved · 63 years left | 69 sqm | S$330,000 | S$4,783 psm |
| Dec 2021 | Blk 534 · 2 ROOM · 01 TO 03 · Improved · 63 years left | 45 sqm | S$255,000 | S$5,667 psm |
Showing 34 of 203.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 534 · 2 ROOM | S$2,300 | — |
| Aug 2026 | Blk 534 · 3 ROOM | S$3,000 | — |
| Aug 2026 | Blk 534 · 3 ROOM | S$2,300 | — |
| Jul 2026 | Blk 534 · 3 ROOM | S$2,600 | — |
| Jun 2026 | Blk 534 · 3 ROOM | S$2,800 | — |
| Jun 2026 | Blk 534 · 3 ROOM | S$2,700 | — |
| Jun 2026 | Blk 534 · 2 ROOM | S$2,600 | — |
| Jun 2026 | Blk 534 · 3 ROOM | S$1,800 | — |
| Dec 2025 | Blk 534 · 2 ROOM | S$2,450 | — |
| Sept 2025 | Blk 534 · 2 ROOM | S$2,450 | — |
| Sept 2025 | Blk 534 · 3 ROOM | S$2,400 | — |
| Aug 2025 | Blk 534 · 3 ROOM | S$3,000 | — |
| Jul 2025 | Blk 534 · 3 ROOM | S$2,800 | — |
| Jun 2025 | Blk 534 · 3 ROOM | S$2,100 | — |
| May 2025 | Blk 534 · 2 ROOM | S$2,100 | — |
| Apr 2025 | Blk 534 · 3 ROOM | S$2,500 | — |
| Apr 2025 | Blk 534 · 2 ROOM | S$1,850 | — |
| Mar 2025 | Blk 534 · 3 ROOM | S$2,600 | — |
| Mar 2025 | Blk 534 · 3 ROOM | S$2,400 | — |
| Mar 2025 | Blk 534 · 3 ROOM | S$2,300 | — |
| Feb 2025 | Blk 534 · 3 ROOM | S$2,600 | — |
| Feb 2025 | Blk 534 · 3 ROOM | S$2,600 | — |
| Feb 2025 | Blk 534 · 3 ROOM | S$2,200 | — |
| Jan 2025 | Blk 534 · 4 ROOM | S$2,400 | — |
| Dec 2024 | Blk 534 · 3 ROOM | S$2,600 | — |
| Nov 2024 | Blk 534 · 2 ROOM | S$2,200 | — |
| Oct 2024 | Blk 534 · 3 ROOM | S$2,500 | — |
| Oct 2024 | Blk 534 · 3 ROOM | S$2,300 | — |
| Oct 2024 | Blk 534 · 5 ROOM | S$2,100 | — |
| Oct 2024 | Blk 534 · 2 ROOM | S$1,400 | — |
| Aug 2024 | Blk 534 · 2 ROOM | S$3,300 | — |
| Aug 2024 | Blk 534 · 2 ROOM | S$2,600 | — |
| Jul 2024 | Blk 534 · 3 ROOM | S$2,600 | — |
| Apr 2024 | Blk 534 · 2 ROOM | S$2,300 | — |
| Apr 2024 | Blk 534 · 2 ROOM | S$1,850 | — |
| Mar 2024 | Blk 534 · 2 ROOM | S$2,100 | — |
| Mar 2024 | Blk 534 · 2 ROOM | S$2,100 | — |
| Mar 2024 | Blk 534 · 2 ROOM | S$2,000 | — |
| Feb 2024 | Blk 534 · 3 ROOM | S$1,500 | — |
| Dec 2023 | Blk 534 · 2 ROOM | S$2,200 | — |
| Nov 2023 | Blk 534 · 3 ROOM | S$2,200 | — |
| Oct 2023 | Blk 534 · 3 ROOM | S$1,700 | — |
| Sept 2023 | Blk 534 · 2 ROOM | S$2,600 | — |
| Aug 2023 | Blk 534 · 3 ROOM | S$3,000 | — |
| Jun 2023 | Blk 534 · 3 ROOM | S$2,800 | — |
| Jun 2023 | Blk 534 · 2 ROOM | S$2,300 | — |
| Jun 2023 | Blk 534 · 3 ROOM | S$2,100 | — |
| May 2023 | Blk 534 · 2 ROOM | S$2,000 | — |
| May 2023 | Blk 534 · 3 ROOM | S$1,800 | — |
| Apr 2023 | Blk 534 · 3 ROOM | S$1,600 | — |
| Mar 2023 | Blk 534 · 3 ROOM | S$3,200 | — |
| Mar 2023 | Blk 534 · 3 ROOM | S$3,000 | — |
| Mar 2023 | Blk 534 · 3 ROOM | S$2,800 | — |
| Mar 2023 | Blk 534 · 3 ROOM | S$2,500 | — |
| Mar 2023 | Blk 534 · 4 ROOM | S$2,400 | — |
| Mar 2023 | Blk 534 · 3 ROOM | S$2,150 | — |
| Dec 2022 | Blk 534 · 2 ROOM | S$2,500 | — |
| Nov 2022 | Blk 534 · 3 ROOM | S$1,700 | — |
| Nov 2022 | Blk 534 · 2 ROOM | S$1,350 | — |
| Sept 2022 | Blk 534 · 3 ROOM | S$1,800 | — |
| Aug 2022 | Blk 534 · 3 ROOM | S$2,300 | — |
| Jul 2022 | Blk 534 · 2 ROOM | S$1,600 | — |
| May 2022 | Blk 534 · 2 ROOM | S$1,500 | — |
| Mar 2022 | Blk 534 · 2 ROOM | S$1,700 | — |
| Feb 2022 | Blk 534 · 3 ROOM | S$1,500 | — |
| Feb 2022 | Blk 534 · 2 ROOM | S$1,200 | — |
| Jan 2022 | Blk 534 · 3 ROOM | S$1,700 | — |
| Jan 2022 | Blk 534 · 2 ROOM | S$1,400 | — |
| Dec 2021 | Blk 534 · 3 ROOM | S$1,800 | — |
| Dec 2021 | Blk 534 · 2 ROOM | S$1,200 | — |
| Nov 2021 | Blk 534 · 3 ROOM | S$1,800 | — |
| Nov 2021 | Blk 534 · 2 ROOM | S$1,600 | — |
| Nov 2021 | Blk 534 · 3 ROOM | S$1,550 | — |
| Oct 2021 | Blk 534 · 5 ROOM | S$2,100 | — |
| Oct 2021 | Blk 534 · 3 ROOM | S$1,650 | — |
| Oct 2021 | Blk 534 · 3 ROOM | S$1,400 | — |
| Sept 2021 | Blk 534 · 3 ROOM | S$1,900 | — |
| Sept 2021 | Blk 534 · 3 ROOM | S$1,600 | — |
| Aug 2021 | Blk 534 · 3 ROOM | S$1,750 | — |
| Aug 2021 | Blk 534 · 2 ROOM | S$1,550 | — |
| Jul 2021 | Blk 534 · 3 ROOM | S$1,600 | — |
| Jun 2021 | Blk 534 · 3 ROOM | S$1,700 | — |
| Jun 2021 | Blk 534 · 2 ROOM | S$1,200 | — |
| May 2021 | Blk 534 · 3 ROOM | S$1,500 | — |
| Apr 2021 | Blk 534 · 2 ROOM | S$1,200 | — |
| Mar 2021 | Blk 534 · 3 ROOM | S$1,550 | — |
| Jan 2021 | Blk 534 · 4 ROOM | S$2,400 | — |
| Jan 2021 | Blk 534 · 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 58 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 | 53 years | S$375,986 | S$415,118 | S$449,581 | S$457,444 |
| 10 years | 48 years | S$357,046 | S$435,238 | S$510,503 | S$528,516 |
| 20 years | 38 years | S$313,882 | S$466,412 | S$641,674 | S$687,754 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.