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HDB · 460549

Blk 549 Bedok Nth Ave 1

Project page · 99-year lease from 1984

Indicative value range
S$390,000 – S$419,419
Indicative mid S$405,985 · S$6,059 psm

Based on 20 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
Sept 2026Blk 54810 TO 1268 sqmS$410,000S$6,029 psm×1.000S$6,029 psm
Sept 2026Blk 42307 TO 0967 sqmS$418,000S$6,239 psm×1.000S$6,239 psm
Sept 2026Blk 52004 TO 0667 sqmS$410,000S$6,119 psm×1.000S$6,119 psm
Sept 2026Blk 51904 TO 0667 sqmS$390,000S$5,821 psm×1.000S$5,821 psm
Sept 2026Blk 52210 TO 1267 sqmS$408,000S$6,090 psm×1.000S$6,090 psm
Aug 2026Blk 52210 TO 1267 sqmS$425,000S$6,343 psm×1.000S$6,343 psm
Aug 2026Blk 55004 TO 0668 sqmS$395,000S$5,809 psm×1.000S$5,809 psm
Aug 2026Blk 51901 TO 0367 sqmS$380,000S$5,672 psm×1.000S$5,672 psm
Jul 2026Blk 42410 TO 1267 sqmS$435,000S$6,493 psm×1.000S$6,493 psm
Jul 2026Blk 52104 TO 0667 sqmS$390,000S$5,821 psm×1.000S$5,821 psm
Jul 2026Blk 52004 TO 0667 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Apr 2026Blk 52210 TO 1267 sqmS$435,000S$6,493 psm×1.000S$6,493 psm
Apr 2026Blk 54804 TO 0668 sqmS$430,000S$6,324 psm×1.000S$6,324 psm
Apr 2026Blk 42307 TO 0967 sqmS$415,000S$6,194 psm×1.000S$6,194 psm
Apr 2026Blk 55010 TO 1268 sqmS$430,000S$6,324 psm×1.000S$6,324 psm
Apr 2026Blk 51907 TO 0967 sqmS$378,888S$5,655 psm×1.000S$5,655 psm
Mar 2026Blk 52101 TO 0367 sqmS$400,000S$5,970 psm×0.997S$5,953 psm
Jan 2026Blk 55007 TO 0968 sqmS$410,000S$6,029 psm×0.997S$6,012 psm
Dec 2025Blk 52101 TO 0367 sqmS$375,000S$5,597 psm×0.996S$5,575 psm
Dec 2025Blk 52010 TO 1267 sqmS$415,000S$6,194 psm×0.996S$6,170 psm

How accurate is this estimate for Bedok Nth Ave 1?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 48 sales in Bedok Nth Ave 1 since.

Median error
2.9%

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.

8.28% gross yield

S$33,600 of rent a year against the estimate above · 0.28 points above flats like it

Homes like this rent for about S$2,800 a month, the middle of 65 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 20265493 ROOMS$3,300
Sept 20265483 ROOMS$3,000
Sept 20265223 ROOMS$3,000
Sept 20265223 ROOMS$2,850
Sept 20265503 ROOMS$2,600
Sept 20265203 ROOMS$2,400
Sept 20264233 ROOMS$1,950
Aug 20264233 ROOMS$3,000

median of 65 HDB rental approvals for 3 ROOM on Bedok Nth Ave 1 since 2025-10.

Buying or selling at S$405,985?

Buying: Stamp duty on S$405,985 · Cash and CPF needed on S$405,985 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$405,985.

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

Primary schools near 549 Bedok Nth Ave 1

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
Aug 2025
Blk 549 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
67 sqmS$422,000S$6,299 psm
Mar 2025
Blk 549 · 3 ROOM · 07 TO 09 · New Generation · 59 years left
67 sqmS$420,000S$6,269 psm
Jun 2024
Blk 549 · 3 ROOM · 07 TO 09 · New Generation · 59 years left
82 sqmS$466,000S$5,683 psm
Mar 2024
Blk 549 · 3 ROOM · 04 TO 06 · New Generation · 60 years left
67 sqmS$408,000S$6,090 psm
Mar 2024
Blk 549 · 3 ROOM · 01 TO 03 · New Generation · 60 years left
67 sqmS$372,000S$5,552 psm
Jan 2024
Blk 549 · 3 ROOM · 04 TO 06 · New Generation · 60 years left
67 sqmS$375,000S$5,597 psm
Jan 2024
Blk 549 · 3 ROOM · 10 TO 12 · New Generation · 60 years left
67 sqmS$372,800S$5,564 psm
Sept 2023
Blk 549 · 3 ROOM · 10 TO 12 · New Generation · 60 years left
67 sqmS$380,000S$5,672 psm
Apr 2023
Blk 549 · 4 ROOM · 04 TO 06 · New Generation · 61 years left
93 sqmS$501,888S$5,397 psm
Oct 2022
Blk 549 · 3 ROOM · 07 TO 09 · New Generation · 61 years left
67 sqmS$355,000S$5,299 psm
Mar 2022
Blk 549 · 3 ROOM · 04 TO 06 · New Generation · 62 years left
82 sqmS$375,000S$4,573 psm
Feb 2022
Blk 549 · 3 ROOM · 10 TO 12 · New Generation · 62 years left
67 sqmS$320,000S$4,776 psm
Dec 2021
Blk 549 · 3 ROOM · 01 TO 03 · New Generation · 62 years left
67 sqmS$325,000S$4,851 psm
See more

Showing 13 of 79.

Sale prices as filed in caveats.

Where the lease takes this

About 56 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 years51 yearsS$387,552S$427,889S$463,411S$471,516
10 years46 yearsS$368,030S$448,627S$526,208S$544,774
20 years36 yearsS$323,538S$480,760S$661,413S$708,911

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.