Blk 550 Bedok Nth Ave 1
Project page · 99-year lease from 1980
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 550 | 04 TO 06 | 68 sqm | S$395,000 | S$5,809 psm | ×1.000 | S$5,809 psm |
| Apr 2026 | Blk 550 | 10 TO 12 | 68 sqm | S$430,000 | S$6,324 psm | ×1.000 | S$6,324 psm |
| Jan 2026 | Blk 550 | 07 TO 09 | 68 sqm | S$410,000 | S$6,029 psm | ×0.997 | S$6,012 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.
8.22% gross yield
S$33,600 of rent a year against the estimate above · 0.22 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 549 | 3 ROOM | S$3,300 |
| Sept 2026 | 548 | 3 ROOM | S$3,000 |
| Sept 2026 | 522 | 3 ROOM | S$3,000 |
| Sept 2026 | 522 | 3 ROOM | S$2,850 |
| Sept 2026 | 550 | 3 ROOM | S$2,600 |
| Sept 2026 | 520 | 3 ROOM | S$2,400 |
| Sept 2026 | 423 | 3 ROOM | S$1,950 |
| Aug 2026 | 423 | 3 ROOM | S$3,000 |
median of 65 HDB rental approvals for 3 ROOM on Bedok Nth Ave 1 since 2025-10.
Buying or selling at S$408,790?
Buying: Stamp duty on S$408,790 · Cash and CPF needed on S$408,790 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$408,790.
Each opens with this figure filled in; change anything there.
Primary schools near 550 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
- Damai Primary School · 554 m
- Yu Neng Primary School · 564 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 572 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Red Swastika School · 831 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Opera Estate Primary School · 1,391 m · no 2025 Phase 2C ballot
- Bedok Green Primary School · 1,485 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,552 m · no 2025 Phase 2C ballot
- Telok Kurau Primary School · 1,637 m · no 2025 Phase 2C ballot
- St. Stephen's School (boys) · 1,741 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 550 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 68 sqm | S$395,000 | S$5,809 psm |
| Jul 2026 | Blk 550 · 3 ROOM · 07 TO 09 · New Generation · 53 years left | 82 sqm | S$455,000 | S$5,549 psm |
| Apr 2026 | Blk 550 · 3 ROOM · 10 TO 12 · New Generation · 53 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Jan 2026 | Blk 550 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Oct 2025 | Blk 550 · 3 ROOM · 01 TO 03 · New Generation · 54 years left | 68 sqm | S$405,000 | S$5,956 psm |
| May 2025 | Blk 550 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 68 sqm | S$420,000 | S$6,176 psm |
| May 2025 | Blk 550 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 68 sqm | S$412,000 | S$6,059 psm |
| Feb 2025 | Blk 550 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 68 sqm | S$400,000 | S$5,882 psm |
| Feb 2025 | Blk 550 · 3 ROOM · 10 TO 12 · New Generation · 54 years left | 68 sqm | S$415,000 | S$6,103 psm |
| Feb 2025 | Blk 550 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 68 sqm | S$425,000 | S$6,250 psm |
| Oct 2024 | Blk 550 · 3 ROOM · 10 TO 12 · New Generation · 55 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Jul 2024 | Blk 550 · 4 ROOM · 10 TO 12 · New Generation · 55 years left | 93 sqm | S$510,000 | S$5,484 psm |
| Jul 2024 | Blk 550 · 3 ROOM · 01 TO 03 · New Generation · 55 years left | 68 sqm | S$388,000 | S$5,706 psm |
| Jul 2024 | Blk 550 · 3 ROOM · 01 TO 03 · New Generation · 55 years left | 68 sqm | S$385,000 | S$5,662 psm |
| Jun 2024 | Blk 550 · 3 ROOM · 04 TO 06 · New Generation · 55 years left | 82 sqm | S$437,500 | S$5,335 psm |
| Apr 2024 | Blk 550 · 3 ROOM · 07 TO 09 · New Generation · 55 years left | 82 sqm | S$456,000 | S$5,561 psm |
| Jan 2024 | Blk 550 · 4 ROOM · 07 TO 09 · New Generation · 56 years left | 93 sqm | S$470,000 | S$5,054 psm |
| Jan 2024 | Blk 550 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 68 sqm | S$372,000 | S$5,471 psm |
| Dec 2023 | Blk 550 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 68 sqm | S$350,000 | S$5,147 psm |
| Aug 2023 | Blk 550 · 3 ROOM · 01 TO 03 · New Generation · 56 years left | 68 sqm | S$358,000 | S$5,265 psm |
| Feb 2023 | Blk 550 · 3 ROOM · 01 TO 03 · New Generation · 56 years left | 68 sqm | S$347,000 | S$5,103 psm |
| Jan 2023 | Blk 550 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 68 sqm | S$356,888 | S$5,248 psm |
| Sept 2022 | Blk 550 · 3 ROOM · 10 TO 12 · New Generation · 57 years left | 82 sqm | S$440,000 | S$5,366 psm |
| Sept 2022 | Blk 550 · 3 ROOM · 10 TO 12 · New Generation · 57 years left | 68 sqm | S$368,000 | S$5,412 psm |
| Sept 2022 | Blk 550 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 68 sqm | S$346,000 | S$5,088 psm |
| Jan 2022 | Blk 550 · 3 ROOM · 10 TO 12 · New Generation · 57 years left | 68 sqm | S$338,000 | S$4,971 psm |
| Jan 2022 | Blk 550 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 68 sqm | S$325,000 | S$4,779 psm |
| Nov 2021 | Blk 550 · 3 ROOM · 01 TO 03 · New Generation · 58 years left | 82 sqm | S$380,000 | S$4,634 psm |
| Oct 2021 | Blk 550 · 3 ROOM · 10 TO 12 · New Generation · 58 years left | 68 sqm | S$328,000 | S$4,824 psm |
Showing 29 of 134.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 550 · 3 ROOM | S$2,600 | — |
| Aug 2026 | Blk 550 · 3 ROOM | S$2,700 | — |
| Jun 2026 | Blk 550 · 3 ROOM | S$3,000 | — |
| Jun 2026 | Blk 550 · 3 ROOM | S$2,900 | — |
| May 2026 | Blk 550 · 3 ROOM | S$2,800 | — |
| Apr 2026 | Blk 550 · 3 ROOM | S$2,900 | — |
| Mar 2026 | Blk 550 · 3 ROOM | S$2,900 | — |
| Jan 2026 | Blk 550 · 3 ROOM | S$3,000 | — |
| Dec 2025 | Blk 550 · 3 ROOM | S$2,600 | — |
| Oct 2025 | Blk 550 · 3 ROOM | S$2,800 | — |
| Oct 2025 | Blk 550 · 3 ROOM | S$2,000 | — |
| Sept 2025 | Blk 550 · 3 ROOM | S$2,500 | — |
| Jul 2025 | Blk 550 · 3 ROOM | S$3,000 | — |
| Apr 2025 | Blk 550 · 3 ROOM | S$3,200 | — |
| Apr 2025 | Blk 550 · 3 ROOM | S$2,900 | — |
| Apr 2025 | Blk 550 · 3 ROOM | S$1,800 | — |
| Mar 2025 | Blk 550 · 3 ROOM | S$2,900 | — |
| Jan 2025 | Blk 550 · 3 ROOM | S$3,000 | — |
| Jan 2025 | Blk 550 · 3 ROOM | S$2,800 | — |
| Jan 2025 | Blk 550 · 3 ROOM | S$2,500 | — |
| Dec 2024 | Blk 550 · 3 ROOM | S$1,200 | — |
| Nov 2024 | Blk 550 · 3 ROOM | S$2,800 | — |
| Sept 2024 | Blk 550 · 3 ROOM | S$2,500 | — |
| Aug 2024 | Blk 550 · 3 ROOM | S$2,700 | — |
| Jun 2024 | Blk 550 · 3 ROOM | S$3,000 | — |
| May 2024 | Blk 550 · 3 ROOM | S$2,850 | — |
| Mar 2024 | Blk 550 · 3 ROOM | S$1,200 | — |
| Feb 2024 | Blk 550 · 3 ROOM | S$3,000 | — |
| Jan 2024 | Blk 550 · 3 ROOM | S$2,800 | — |
| Dec 2023 | Blk 550 · 3 ROOM | S$2,600 | — |
| Dec 2023 | Blk 550 · 3 ROOM | S$1,050 | — |
| Nov 2023 | Blk 550 · 3 ROOM | S$3,200 | — |
| Nov 2023 | Blk 550 · 3 ROOM | S$3,000 | — |
| Oct 2023 | Blk 550 · 3 ROOM | S$2,000 | — |
| Sept 2023 | Blk 550 · 3 ROOM | S$2,500 | — |
| Sept 2023 | Blk 550 · 3 ROOM | S$1,200 | — |
| Aug 2023 | Blk 550 · 3 ROOM | S$3,000 | — |
| Jul 2023 | Blk 550 · 3 ROOM | S$3,300 | — |
| Jun 2023 | Blk 550 · 3 ROOM | S$1,550 | — |
| May 2023 | Blk 550 · 3 ROOM | S$3,600 | — |
| Mar 2023 | Blk 550 · 3 ROOM | S$1,800 | — |
| Feb 2023 | Blk 550 · 3 ROOM | S$2,700 | — |
| Jan 2023 | Blk 550 · 3 ROOM | S$2,500 | — |
| Oct 2022 | Blk 550 · 3 ROOM | S$1,800 | — |
| Oct 2022 | Blk 550 · 3 ROOM | S$1,200 | — |
| Sept 2022 | Blk 550 · 3 ROOM | S$1,900 | — |
| Jul 2022 | Blk 550 · 3 ROOM | S$2,850 | — |
| Jun 2022 | Blk 550 · 3 ROOM | S$3,000 | — |
| Jun 2022 | Blk 550 · 3 ROOM | S$2,800 | — |
| May 2022 | Blk 550 · 3 ROOM | S$2,100 | — |
| Apr 2022 | Blk 550 · 3 ROOM | S$1,650 | — |
| Mar 2022 | Blk 550 · 3 ROOM | S$1,200 | — |
| Feb 2022 | Blk 550 · 3 ROOM | S$2,500 | — |
| Jan 2022 | Blk 550 · 3 ROOM | S$1,800 | — |
| Dec 2021 | Blk 550 · 3 ROOM | S$1,700 | — |
| Dec 2021 | Blk 550 · 3 ROOM | S$1,500 | — |
| Nov 2021 | Blk 550 · 3 ROOM | S$1,650 | — |
| Oct 2021 | Blk 550 · 3 ROOM | S$1,400 | — |
| Sept 2021 | Blk 550 · 3 ROOM | S$2,000 | — |
| Sept 2021 | Blk 550 · 3 ROOM | S$1,850 | — |
| Sept 2021 | Blk 550 · 3 ROOM | S$1,800 | — |
| Jun 2021 | Blk 550 · 3 ROOM | S$1,550 | — |
| Apr 2021 | Blk 550 · 3 ROOM | S$1,800 | — |
| Mar 2021 | Blk 550 · 3 ROOM | S$2,100 | — |
| Mar 2021 | Blk 550 · 3 ROOM | S$1,800 | — |
| Feb 2021 | Blk 550 · 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 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$388,199 | S$428,603 | S$464,185 | S$472,303 |
| 10 years | 42 years | S$365,584 | S$445,645 | S$522,711 | S$541,154 |
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.