Blk 542 Bedok Nth St 3
Project page · 99-year lease from 1985
Based on 8 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 542 | 04 TO 06 | 67 sqm | S$425,000 | S$6,343 psm | ×1.000 | S$6,343 psm |
| Sept 2026 | Blk 542 | 10 TO 12 | 67 sqm | S$416,000 | S$6,209 psm | ×1.000 | S$6,209 psm |
| Sept 2026 | Blk 542 | 07 TO 09 | 67 sqm | S$390,000 | S$5,821 psm | ×1.000 | S$5,821 psm |
| May 2026 | Blk 542 | 01 TO 03 | 67 sqm | S$395,000 | S$5,896 psm | ×1.000 | S$5,896 psm |
| Apr 2026 | Blk 542 | 04 TO 06 | 67 sqm | S$408,888 | S$6,103 psm | ×1.000 | S$6,103 psm |
| Jan 2026 | Blk 542 | 10 TO 12 | 67 sqm | S$426,000 | S$6,358 psm | ×0.997 | S$6,339 psm |
| Jan 2026 | Blk 542 | 07 TO 09 | 67 sqm | S$452,000 | S$6,746 psm | ×0.997 | S$6,726 psm |
| Dec 2025 | Blk 542 | 07 TO 09 | 67 sqm | S$415,000 | S$6,194 psm | ×0.996 | S$6,170 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.
7.96% gross yield
S$33,000 of rent a year against the estimate above · 0.04 points below 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$414,684?
Buying: Stamp duty on S$414,684 · Cash and CPF needed on S$414,684 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$414,684.
Each opens with this figure filled in; change anything there.
Primary schools near 542 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 · 477 m
- Fengshan Primary School · 947 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
1 to 2 km
- Yu Neng Primary School · 1,026 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Opera Estate Primary School · 1,143 m · no 2025 Phase 2C ballot
- Telok Kurau Primary School · 1,198 m · no 2025 Phase 2C ballot
- Red Swastika School · 1,282 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Stephen's School (boys) · 1,360 m · no 2025 Phase 2C ballot
- Bedok Green Primary School · 1,738 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 542 · 3 ROOM · 01 TO 03 · New Generation · 58 years left | 82 sqm | S$460,000 | S$5,610 psm |
| Sept 2026 | Blk 542 · 3 ROOM · 07 TO 09 · New Generation · 58 years left | 67 sqm | S$390,000 | S$5,821 psm |
| Sept 2026 | Blk 542 · 3 ROOM · 10 TO 12 · New Generation · 58 years left | 67 sqm | S$416,000 | S$6,209 psm |
| Sept 2026 | Blk 542 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 67 sqm | S$425,000 | S$6,343 psm |
| Jun 2026 | Blk 542 · 4 ROOM · 01 TO 03 · New Generation · 58 years left | 93 sqm | S$495,000 | S$5,323 psm |
| May 2026 | Blk 542 · 3 ROOM · 01 TO 03 · New Generation · 58 years left | 67 sqm | S$395,000 | S$5,896 psm |
| Apr 2026 | Blk 542 · 3 ROOM · 04 TO 06 · New Generation · 59 years left | 67 sqm | S$408,888 | S$6,103 psm |
| Jan 2026 | Blk 542 · 3 ROOM · 07 TO 09 · New Generation · 59 years left | 67 sqm | S$452,000 | S$6,746 psm |
| Jan 2026 | Blk 542 · 3 ROOM · 10 TO 12 · New Generation · 59 years left | 67 sqm | S$426,000 | S$6,358 psm |
| Dec 2025 | Blk 542 · 3 ROOM · 07 TO 09 · New Generation · 59 years left | 67 sqm | S$415,000 | S$6,194 psm |
| Jun 2025 | Blk 542 · 3 ROOM · 10 TO 12 · New Generation · 59 years left | 67 sqm | S$445,000 | S$6,642 psm |
| Jun 2025 | Blk 542 · 3 ROOM · 04 TO 06 · New Generation · 59 years left | 82 sqm | S$470,888 | S$5,743 psm |
| May 2025 | Blk 542 · 3 ROOM · 01 TO 03 · New Generation · 59 years left | 67 sqm | S$395,000 | S$5,896 psm |
| Apr 2025 | Blk 542 · 3 ROOM · 04 TO 06 · New Generation · 59 years left | 67 sqm | S$435,000 | S$6,493 psm |
| Apr 2025 | Blk 542 · 3 ROOM · 01 TO 03 · New Generation · 60 years left | 67 sqm | S$430,000 | S$6,418 psm |
| Sept 2024 | Blk 542 · 3 ROOM · 07 TO 09 · New Generation · 60 years left | 67 sqm | S$433,000 | S$6,463 psm |
| Sept 2024 | Blk 542 · 3 ROOM · 04 TO 06 · New Generation · 60 years left | 67 sqm | S$390,000 | S$5,821 psm |
| Aug 2024 | Blk 542 · 4 ROOM · 04 TO 06 · New Generation · 60 years left | 93 sqm | S$502,000 | S$5,398 psm |
| Jun 2024 | Blk 542 · 3 ROOM · 10 TO 12 · New Generation · 60 years left | 67 sqm | S$405,000 | S$6,045 psm |
| Apr 2024 | Blk 542 · 3 ROOM · 07 TO 09 · New Generation · 61 years left | 67 sqm | S$382,000 | S$5,701 psm |
| Apr 2024 | Blk 542 · 3 ROOM · 01 TO 03 · New Generation · 61 years left | 67 sqm | S$380,000 | S$5,672 psm |
| Oct 2023 | Blk 542 · 3 ROOM · 07 TO 09 · New Generation · 61 years left | 67 sqm | S$365,000 | S$5,448 psm |
| Aug 2023 | Blk 542 · 3 ROOM · 01 TO 03 · New Generation · 61 years left | 67 sqm | S$365,000 | S$5,448 psm |
| Aug 2023 | Blk 542 · 3 ROOM · 07 TO 09 · New Generation · 61 years left | 67 sqm | S$360,000 | S$5,373 psm |
| May 2023 | Blk 542 · 4 ROOM · 10 TO 12 · New Generation · 61 years left | 93 sqm | S$475,000 | S$5,108 psm |
| Mar 2023 | Blk 542 · 3 ROOM · 10 TO 12 · New Generation · 62 years left | 67 sqm | S$358,000 | S$5,343 psm |
| Nov 2022 | Blk 542 · 3 ROOM · 04 TO 06 · New Generation · 62 years left | 82 sqm | S$400,000 | S$4,878 psm |
| Nov 2022 | Blk 542 · 3 ROOM · 01 TO 03 · New Generation · 62 years left | 67 sqm | S$330,000 | S$4,925 psm |
| Sept 2022 | Blk 542 · 3 ROOM · 10 TO 12 · New Generation · 62 years left | 67 sqm | S$365,000 | S$5,448 psm |
| Sept 2022 | Blk 542 · 3 ROOM · 10 TO 12 · New Generation · 62 years left | 67 sqm | S$345,000 | S$5,149 psm |
| Apr 2022 | Blk 542 · 3 ROOM · 04 TO 06 · New Generation · 63 years left | 67 sqm | S$320,000 | S$4,776 psm |
| Feb 2022 | Blk 542 · 3 ROOM · 04 TO 06 · New Generation · 63 years left | 82 sqm | S$385,000 | S$4,695 psm |
| Nov 2021 | Blk 542 · 3 ROOM · 04 TO 06 · New Generation · 63 years left | 67 sqm | S$306,000 | S$4,567 psm |
Showing 33 of 124.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 542 · 3 ROOM | S$2,700 | — |
| Aug 2026 | Blk 542 · 3 ROOM | S$2,200 | — |
| Jun 2026 | Blk 542 · 3 ROOM | S$2,500 | — |
| May 2026 | Blk 542 · 3 ROOM | S$2,700 | — |
| Nov 2025 | Blk 542 · 3 ROOM | S$2,800 | — |
| Oct 2025 | Blk 542 · 5 ROOM | S$5,150 | — |
| Jun 2025 | Blk 542 · 3 ROOM | S$2,500 | — |
| May 2025 | Blk 542 · 3 ROOM | S$2,600 | — |
| Apr 2025 | Blk 542 · 3 ROOM | S$2,400 | — |
| Mar 2025 | Blk 542 · 3 ROOM | S$2,900 | — |
| Dec 2024 | Blk 542 · 3 ROOM | S$1,700 | — |
| Oct 2024 | Blk 542 · 3 ROOM | S$2,700 | — |
| Sept 2024 | Blk 542 · 3 ROOM | S$2,900 | — |
| May 2024 | Blk 542 · 3 ROOM | S$2,600 | — |
| Oct 2023 | Blk 542 · 5 ROOM | S$4,500 | — |
| Oct 2023 | Blk 542 · 3 ROOM | S$2,500 | — |
| Aug 2023 | Blk 542 · 3 ROOM | S$2,500 | — |
| May 2023 | Blk 542 · 3 ROOM | S$2,000 | — |
| Apr 2023 | Blk 542 · 3 ROOM | S$2,100 | — |
| Dec 2022 | Blk 542 · 3 ROOM | S$2,800 | — |
| Oct 2022 | Blk 542 · 3 ROOM | S$2,100 | — |
| Sept 2022 | Blk 542 · 3 ROOM | S$1,900 | — |
| May 2022 | Blk 542 · 3 ROOM | S$2,100 | — |
| Dec 2021 | Blk 542 · 3 ROOM | S$1,750 | — |
| Oct 2021 | Blk 542 · 5 ROOM | S$3,400 | — |
| Sept 2021 | Blk 542 · 3 ROOM | S$1,900 | — |
| Jun 2021 | Blk 542 · 3 ROOM | S$1,800 | — |
| Jun 2021 | Blk 542 · 3 ROOM | S$1,650 | — |
| Jun 2021 | Blk 542 · 3 ROOM | S$1,600 | — |
| Apr 2021 | Blk 542 · 3 ROOM | S$1,600 | — |
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 57 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 | 52 years | S$395,856 | S$437,057 | S$473,341 | S$481,619 |
| 10 years | 47 years | S$375,916 | S$458,240 | S$537,483 | S$556,448 |
| 20 years | 37 years | S$330,470 | S$491,062 | S$675,586 | S$724,101 |
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.