homequant
HDB · 460539

Blk 539 Bedok Nth St 3

Project page · 99-year lease from 1980

Indicative value range
S$388,658 – S$422,596
Indicative mid S$407,946 · S$5,999 psm

Based on 75 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. 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 52504 TO 0667 sqmS$380,000S$5,672 psm×1.000S$5,672 psm
Oct 2026Blk 53410 TO 1260 sqmS$398,888S$6,648 psm×1.000S$6,648 psm
Sept 2026Blk 54204 TO 0667 sqmS$425,000S$6,343 psm×1.000S$6,343 psm
Sept 2026Blk 52610 TO 1267 sqmS$415,000S$6,194 psm×1.000S$6,194 psm
Sept 2026Blk 54210 TO 1267 sqmS$416,000S$6,209 psm×1.000S$6,209 psm
Sept 2026Blk 54207 TO 0967 sqmS$390,000S$5,821 psm×1.000S$5,821 psm
Sept 2026Blk 50407 TO 0959 sqmS$365,000S$6,186 psm×1.000S$6,186 psm
Sept 2026Blk 54504 TO 0668 sqmS$377,000S$5,544 psm×1.000S$5,544 psm
Aug 2026Blk 54510 TO 1268 sqmS$398,888S$5,866 psm×1.000S$5,866 psm
Aug 2026Blk 55410 TO 1268 sqmS$415,000S$6,103 psm×1.000S$6,103 psm
Aug 2026Blk 50104 TO 0659 sqmS$365,000S$6,186 psm×1.000S$6,186 psm
Aug 2026Blk 53704 TO 0668 sqmS$440,000S$6,471 psm×1.000S$6,471 psm
Aug 2026Blk 52510 TO 1267 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Aug 2026Blk 53304 TO 0668 sqmS$398,000S$5,853 psm×1.000S$5,853 psm
Aug 2026Blk 50104 TO 0659 sqmS$330,000S$5,593 psm×1.000S$5,593 psm
Jul 2026Blk 50404 TO 0659 sqmS$380,000S$6,441 psm×1.000S$6,441 psm
Jul 2026Blk 50413 TO 1570 sqmS$395,000S$5,643 psm×1.000S$5,643 psm
Jul 2026Blk 55407 TO 0968 sqmS$405,000S$5,956 psm×1.000S$5,956 psm
Jul 2026Blk 53604 TO 0668 sqmS$390,000S$5,735 psm×1.000S$5,735 psm
Jul 2026Blk 54610 TO 1268 sqmS$435,000S$6,397 psm×1.000S$6,397 psm
Jul 2026Blk 50310 TO 1259 sqmS$367,000S$6,220 psm×1.000S$6,220 psm
Jun 2026Blk 53304 TO 0668 sqmS$417,888S$6,145 psm×1.000S$6,145 psm
Jun 2026Blk 52801 TO 0368 sqmS$391,000S$5,750 psm×1.000S$5,750 psm
May 2026Blk 53201 TO 0368 sqmS$382,000S$5,618 psm×1.000S$5,618 psm
May 2026Blk 50404 TO 0659 sqmS$340,000S$5,763 psm×1.000S$5,763 psm
May 2026Blk 50413 TO 1570 sqmS$410,000S$5,857 psm×1.000S$5,857 psm
May 2026Blk 53404 TO 0660 sqmS$382,000S$6,367 psm×1.000S$6,367 psm
May 2026Blk 53307 TO 0968 sqmS$418,000S$6,147 psm×1.000S$6,147 psm
May 2026Blk 54201 TO 0367 sqmS$395,000S$5,896 psm×1.000S$5,896 psm
May 2026Blk 54501 TO 0368 sqmS$350,000S$5,147 psm×1.000S$5,147 psm
Apr 2026Blk 54204 TO 0667 sqmS$408,888S$6,103 psm×1.000S$6,103 psm
Apr 2026Blk 54001 TO 0368 sqmS$385,000S$5,662 psm×1.000S$5,662 psm
Apr 2026Blk 53204 TO 0668 sqmS$378,000S$5,559 psm×1.000S$5,559 psm
Apr 2026Blk 52504 TO 0667 sqmS$405,000S$6,045 psm×1.000S$6,045 psm
Apr 2026Blk 53310 TO 1268 sqmS$375,000S$5,515 psm×1.000S$5,515 psm
Apr 2026Blk 50313 TO 1559 sqmS$370,000S$6,271 psm×1.000S$6,271 psm
Mar 2026Blk 52913 TO 1568 sqmS$400,000S$5,882 psm×0.997S$5,865 psm
Mar 2026Blk 53401 TO 0360 sqmS$390,000S$6,500 psm×0.997S$6,481 psm
Mar 2026Blk 54007 TO 0968 sqmS$420,000S$6,176 psm×0.997S$6,158 psm
Mar 2026Blk 52904 TO 0668 sqmS$400,000S$5,882 psm×0.997S$5,865 psm
Mar 2026Blk 52804 TO 0668 sqmS$410,000S$6,029 psm×0.997S$6,012 psm
Mar 2026Blk 50301 TO 0370 sqmS$388,000S$5,543 psm×0.997S$5,527 psm
Mar 2026Blk 55401 TO 0368 sqmS$385,000S$5,662 psm×0.997S$5,645 psm
Mar 2026Blk 53307 TO 0968 sqmS$401,000S$5,897 psm×0.997S$5,880 psm
Mar 2026Blk 50104 TO 0659 sqmS$355,000S$6,017 psm×0.997S$5,999 psm
Feb 2026Blk 53216 TO 1868 sqmS$400,000S$5,882 psm×0.997S$5,865 psm
Feb 2026Blk 54007 TO 0968 sqmS$390,000S$5,735 psm×0.997S$5,718 psm
Feb 2026Blk 54501 TO 0368 sqmS$388,000S$5,706 psm×0.997S$5,689 psm
Feb 2026Blk 52504 TO 0667 sqmS$385,000S$5,746 psm×0.997S$5,729 psm
Feb 2026Blk 54501 TO 0368 sqmS$415,000S$6,103 psm×0.997S$6,085 psm
Jan 2026Blk 50401 TO 0359 sqmS$390,000S$6,610 psm×0.997S$6,591 psm
Jan 2026Blk 54210 TO 1267 sqmS$426,000S$6,358 psm×0.997S$6,339 psm
Jan 2026Blk 50401 TO 0359 sqmS$348,000S$5,898 psm×0.997S$5,881 psm
Jan 2026Blk 53616 TO 1868 sqmS$420,000S$6,176 psm×0.997S$6,158 psm
Jan 2026Blk 53407 TO 0969 sqmS$468,000S$6,783 psm×0.997S$6,763 psm
Jan 2026Blk 54207 TO 0967 sqmS$452,000S$6,746 psm×0.997S$6,726 psm
Dec 2025Blk 52507 TO 0967 sqmS$380,000S$5,672 psm×0.996S$5,649 psm
Dec 2025Blk 50410 TO 1259 sqmS$385,000S$6,525 psm×0.996S$6,500 psm
Dec 2025Blk 52507 TO 0967 sqmS$413,000S$6,164 psm×0.996S$6,140 psm
Dec 2025Blk 50107 TO 0959 sqmS$367,500S$6,229 psm×0.996S$6,204 psm
Dec 2025Blk 54207 TO 0967 sqmS$415,000S$6,194 psm×0.996S$6,170 psm
Dec 2025Blk 50107 TO 0959 sqmS$380,000S$6,441 psm×0.996S$6,415 psm
Dec 2025Blk 53013 TO 1568 sqmS$385,000S$5,662 psm×0.996S$5,640 psm
Dec 2025Blk 53613 TO 1568 sqmS$450,000S$6,618 psm×0.996S$6,592 psm
Dec 2025Blk 55404 TO 0668 sqmS$428,000S$6,294 psm×0.996S$6,269 psm
Dec 2025Blk 52504 TO 0667 sqmS$425,000S$6,343 psm×0.996S$6,318 psm
Dec 2025Blk 54501 TO 0368 sqmS$387,500S$5,699 psm×0.996S$5,676 psm
Nov 2025Blk 52804 TO 0668 sqmS$428,000S$6,294 psm×0.996S$6,269 psm
Nov 2025Blk 53701 TO 0368 sqmS$410,000S$6,029 psm×0.996S$6,006 psm
Nov 2025Blk 53204 TO 0668 sqmS$390,000S$5,735 psm×0.996S$5,713 psm
Nov 2025Blk 52813 TO 1568 sqmS$415,000S$6,103 psm×0.996S$6,079 psm
Nov 2025Blk 50901 TO 0367 sqmS$375,000S$5,597 psm×0.996S$5,575 psm
Nov 2025Blk 53904 TO 0668 sqmS$380,000S$5,588 psm×0.996S$5,566 psm
Nov 2025Blk 52604 TO 0667 sqmS$375,000S$5,597 psm×0.996S$5,575 psm
Nov 2025Blk 50404 TO 0659 sqmS$350,000S$5,932 psm×0.996S$5,909 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.

8.09% gross yield

S$33,000 of rent a year against the estimate above · 0.09 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

ApprovedBlockFlatRent a month
Sept 20265303 ROOMS$3,200
Sept 20265453 ROOMS$3,000
Sept 20265013 ROOMS$2,850
Sept 20265013 ROOMS$2,800
Sept 20265043 ROOMS$2,750
Sept 20265453 ROOMS$2,700
Sept 20265423 ROOMS$2,700
Sept 20265353 ROOMS$2,300

median of 163 HDB rental approvals for 3 ROOM on Bedok Nth St 3 since 2025-10.

Buying or selling at S$407,946?

Buying: Stamp duty on S$407,946 · Cash and CPF needed on S$407,946 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$407,946.

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

Primary schools near 539 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Nov 2025
Blk 539 · 3 ROOM · 04 TO 06 · New Generation · 53 years left
68 sqmS$380,000S$5,588 psm
Sept 2025
Blk 539 · 3 ROOM · 01 TO 03 · New Generation · 53 years left
68 sqmS$392,000S$5,765 psm
Nov 2024
Blk 539 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
68 sqmS$433,000S$6,368 psm
May 2024
Blk 539 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
68 sqmS$368,000S$5,412 psm
Apr 2024
Blk 539 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
83 sqmS$425,000S$5,120 psm
Dec 2023
Blk 539 · 3 ROOM · 01 TO 03 · New Generation · 55 years left
68 sqmS$357,000S$5,250 psm
Oct 2023
Blk 539 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
68 sqmS$368,000S$5,412 psm
Jan 2023
Blk 539 · 3 ROOM · 01 TO 03 · New Generation · 56 years left
68 sqmS$340,000S$5,000 psm
Oct 2022
Blk 539 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
68 sqmS$327,200S$4,812 psm
Mar 2022
Blk 539 · 3 ROOM · 04 TO 06 · New Generation · 57 years left
68 sqmS$330,000S$4,853 psm
Oct 2021
Blk 539 · 3 ROOM · 04 TO 06 · New Generation · 57 years left
68 sqmS$315,000S$4,632 psm
See more

Showing 11 of 57.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years47 yearsS$387,397S$427,717S$463,226S$471,327
10 years42 yearsS$364,829S$444,725S$521,631S$540,036

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.