Blk 554 Bedok Nth St 3
Project page · 99-year lease from 1980
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 554 | 10 TO 12 | 68 sqm | S$415,000 | S$6,103 psm | ×1.000 | S$6,103 psm |
| Jul 2026 | Blk 554 | 07 TO 09 | 68 sqm | S$405,000 | S$5,956 psm | ×1.000 | S$5,956 psm |
| Mar 2026 | Blk 554 | 01 TO 03 | 68 sqm | S$385,000 | S$5,662 psm | ×0.997 | S$5,645 psm |
| Dec 2025 | Blk 554 | 04 TO 06 | 68 sqm | S$428,000 | S$6,294 psm | ×0.996 | S$6,269 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.
8.05% gross yield
S$33,000 of rent a year against the estimate above · 0.05 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$410,000?
Buying: Stamp duty on S$410,000 · Cash and CPF needed on S$410,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$410,000.
Each opens with this figure filled in; change anything there.
Primary schools near 554 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
- Yu Neng Primary School · 396 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 414 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Red Swastika School · 661 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Damai Primary School · 715 m
1 to 2 km
- Bedok Green Primary School · 1,345 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,384 m · no 2025 Phase 2C ballot
- Opera Estate Primary School · 1,430 m · no 2025 Phase 2C ballot
- Telok Kurau Primary School · 1,807 m · no 2025 Phase 2C ballot
- St. Stephen's School (boys) · 1,825 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 554 · 3 ROOM · 10 TO 12 · New Generation · 53 years left | 68 sqm | S$415,000 | S$6,103 psm |
| Jul 2026 | Blk 554 · 3 ROOM · 07 TO 09 · New Generation · 53 years left | 68 sqm | S$405,000 | S$5,956 psm |
| Mar 2026 | Blk 554 · 3 ROOM · 01 TO 03 · New Generation · 53 years left | 68 sqm | S$385,000 | S$5,662 psm |
| Dec 2025 | Blk 554 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 68 sqm | S$428,000 | S$6,294 psm |
| Oct 2025 | Blk 554 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 82 sqm | S$465,000 | S$5,671 psm |
| Aug 2025 | Blk 554 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 68 sqm | S$440,000 | S$6,471 psm |
| May 2025 | Blk 554 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 68 sqm | S$425,000 | S$6,250 psm |
| May 2025 | Blk 554 · 3 ROOM · 07 TO 09 · New Generation · 54 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Jan 2025 | Blk 554 · 3 ROOM · 01 TO 03 · New Generation · 55 years left | 68 sqm | S$420,000 | S$6,176 psm |
| Jan 2025 | Blk 554 · 3 ROOM · 04 TO 06 · New Generation · 55 years left | 68 sqm | S$428,888 | S$6,307 psm |
| Sept 2024 | Blk 554 · 5 ROOM · 01 TO 03 · Adjoined flat · 55 years left | 136 sqm | S$868,000 | S$6,382 psm |
| Aug 2024 | Blk 554 · 3 ROOM · 04 TO 06 · New Generation · 55 years left | 82 sqm | S$420,000 | S$5,122 psm |
| Jun 2024 | Blk 554 · 3 ROOM · 04 TO 06 · New Generation · 55 years left | 68 sqm | S$390,000 | S$5,735 psm |
| May 2024 | Blk 554 · 3 ROOM · 04 TO 06 · New Generation · 55 years left | 68 sqm | S$375,000 | S$5,515 psm |
| Dec 2023 | Blk 554 · 3 ROOM · 01 TO 03 · New Generation · 56 years left excluded: outlier | 82 sqm | S$390,000 | S$4,756 psm |
| Nov 2023 | Blk 554 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 68 sqm | S$385,000 | S$5,662 psm |
| Mar 2023 | Blk 554 · 4 ROOM · 04 TO 06 · New Generation · 56 years left | 93 sqm | S$460,000 | S$4,946 psm |
| Mar 2023 | Blk 554 · 3 ROOM · 04 TO 06 · New Generation · 56 years left | 68 sqm | S$375,000 | S$5,515 psm |
| Feb 2023 | Blk 554 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 68 sqm | S$335,000 | S$4,926 psm |
| Jan 2023 | Blk 554 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 82 sqm | S$392,000 | S$4,780 psm |
| Jan 2023 | Blk 554 · 3 ROOM · 01 TO 03 · New Generation · 57 years left | 68 sqm | S$380,000 | S$5,588 psm |
| Jan 2023 | Blk 554 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 68 sqm | S$362,000 | S$5,324 psm |
| Oct 2022 | Blk 554 · 3 ROOM · 01 TO 03 · New Generation · 57 years left | 68 sqm | S$353,000 | S$5,191 psm |
| Sept 2022 | Blk 554 · 4 ROOM · 04 TO 06 · New Generation · 57 years left | 93 sqm | S$450,000 | S$4,839 psm |
| Apr 2022 | Blk 554 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 68 sqm | S$345,888 | S$5,087 psm |
| Mar 2022 | Blk 554 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 68 sqm | S$333,000 | S$4,897 psm |
| Nov 2021 | Blk 554 · 3 ROOM · 01 TO 03 · New Generation · 58 years left | 68 sqm | S$308,000 | S$4,529 psm |
Showing 27 of 144.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 554 · 3 ROOM | S$2,700 | — |
| Jul 2026 | Blk 554 · 3 ROOM | S$2,500 | — |
| May 2026 | Blk 554 · 3 ROOM | S$2,350 | — |
| Apr 2026 | Blk 554 · 3 ROOM | S$2,600 | — |
| Apr 2026 | Blk 554 · 3 ROOM | S$1,900 | — |
| Jan 2026 | Blk 554 · 3 ROOM | S$1,500 | — |
| Dec 2025 | Blk 554 · 3 ROOM | S$3,000 | — |
| Nov 2025 | Blk 554 · 3 ROOM | S$2,850 | — |
| Jul 2025 | Blk 554 · 3 ROOM | S$2,900 | — |
| Jul 2025 | Blk 554 · 3 ROOM | S$2,700 | — |
| May 2025 | Blk 554 · 3 ROOM | S$2,800 | — |
| May 2025 | Blk 554 · 3 ROOM | S$2,500 | — |
| Apr 2025 | Blk 554 · 3 ROOM | S$2,800 | — |
| Mar 2025 | Blk 554 · 3 ROOM | S$2,800 | — |
| Mar 2025 | Blk 554 · 3 ROOM | S$2,600 | — |
| Mar 2025 | Blk 554 · 3 ROOM | S$1,295 | — |
| Feb 2025 | Blk 554 · 3 ROOM | S$3,100 | — |
| Aug 2024 | Blk 554 · 3 ROOM | S$2,800 | — |
| Aug 2024 | Blk 554 · 3 ROOM | S$2,600 | — |
| Aug 2024 | Blk 554 · 3 ROOM | S$2,500 | — |
| Aug 2024 | Blk 554 · 3 ROOM | S$900 | — |
| Jul 2024 | Blk 554 · 3 ROOM | S$2,900 | — |
| Jul 2024 | Blk 554 · 3 ROOM | S$2,400 | — |
| Jul 2024 | Blk 554 · 3 ROOM | S$2,000 | — |
| Feb 2024 | Blk 554 · 3 ROOM | S$1,500 | — |
| Dec 2023 | Blk 554 · 3 ROOM | S$2,450 | — |
| Sept 2023 | Blk 554 · 3 ROOM | S$2,800 | — |
| Apr 2023 | Blk 554 · 3 ROOM | S$2,450 | — |
| Mar 2023 | Blk 554 · 3 ROOM | S$3,200 | — |
| Feb 2023 | Blk 554 · 3 ROOM | S$2,100 | — |
| Jan 2023 | Blk 554 · 3 ROOM | S$600 | — |
| Oct 2022 | Blk 554 · 3 ROOM | S$3,300 | — |
| Jul 2022 | Blk 554 · 3 ROOM | S$2,800 | — |
| Apr 2022 | Blk 554 · 3 ROOM | S$2,200 | — |
| Mar 2022 | Blk 554 · 3 ROOM | S$1,900 | — |
| Mar 2022 | Blk 554 · 3 ROOM | S$1,500 | — |
| Feb 2022 | Blk 554 · 3 ROOM | S$1,100 | — |
| Jan 2022 | Blk 554 · 3 ROOM | S$2,400 | — |
| Jan 2022 | Blk 554 · 3 ROOM | S$2,200 | — |
| Nov 2021 | Blk 554 · 3 ROOM | S$1,900 | — |
| Aug 2021 | Blk 554 · 3 ROOM | S$900 | — |
| Jul 2021 | Blk 554 · 3 ROOM | S$1,900 | — |
| Jun 2021 | Blk 554 · 3 ROOM | S$1,300 | — |
| Apr 2021 | Blk 554 · 3 ROOM | S$1,850 | — |
| Apr 2021 | Blk 554 · 3 ROOM | S$1,800 | — |
| Mar 2021 | Blk 554 · 3 ROOM | S$1,750 | — |
| Feb 2021 | Blk 554 · 3 ROOM | S$1,900 | — |
| Feb 2021 | Blk 554 · 3 ROOM | S$1,700 | — |
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$389,347 | S$429,871 | S$465,559 | S$473,701 |
| 10 years | 42 years | S$366,666 | S$446,964 | S$524,258 | S$542,756 |
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.