Blk 186A Bedok Nth St 4
Project page · 99-year lease from 2018
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 186A | 10 TO 12 | 93 sqm | S$860,000 | S$9,247 psm | ×1.000 | S$9,247 psm |
| Mar 2026 | Blk 186A | 13 TO 15 | 93 sqm | S$850,000 | S$9,140 psm | ×0.997 | S$9,113 psm |
| Feb 2026 | Blk 186A | 19 TO 21 | 93 sqm | S$899,888 | S$9,676 psm | ×0.997 | S$9,648 psm |
| Feb 2026 | Blk 186A | 07 TO 09 | 93 sqm | S$853,000 | S$9,172 psm | ×0.997 | S$9,145 psm |
| Dec 2025 | Blk 186A | 07 TO 09 | 93 sqm | S$860,000 | S$9,247 psm | ×0.996 | S$9,211 psm |
| Dec 2025 | Blk 186A | 10 TO 12 | 93 sqm | S$870,000 | S$9,355 psm | ×0.996 | S$9,318 psm |
How accurate is this estimate for Bedok Nth St 4?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 47 sales in Bedok Nth St 4 since.
- Median error
- 1.6%
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.
5.10% gross yield
S$43,800 of rent a year against the estimate above · 0.23 points below flats like it
Homes like this rent for about S$3,650 a month, the middle of 10 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 blocks. This town has too few such blocks to measure on its own.
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 |
|---|---|---|---|
| Aug 2026 | 187B | 4 ROOM | S$3,800 |
| Jun 2026 | 188D | 4 ROOM | S$3,000 |
| Mar 2026 | 187A | 4 ROOM | S$3,700 |
| Mar 2026 | 89 | 4 ROOM | S$3,600 |
| Mar 2026 | 188A | 4 ROOM | S$3,400 |
| Feb 2026 | 186A | 4 ROOM | S$3,700 |
| Jan 2026 | 188D | 4 ROOM | S$4,000 |
| Jan 2026 | 186A | 4 ROOM | S$3,800 |
median of 10 HDB rental approvals for 4 ROOM on Bedok Nth St 4 since 2025-10.
Buying or selling at S$858,310?
Buying: Stamp duty on S$858,310 · Cash and CPF needed on S$858,310 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$858,310.
Each opens with this figure filled in; change anything there.
Primary schools near 186a Bedok Nth St 4
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
- St. Anthony's Canossian Primary School (girls) · 453 m · no 2025 Phase 2C ballot
- Bedok Green Primary School · 632 m · no 2025 Phase 2C ballot
- Red Swastika School · 661 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 861 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 879 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Temasek Primary School · 1,413 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,668 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,948 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 186A · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$860,000 | S$9,247 psm |
| Mar 2026 | Blk 186A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$850,000 | S$9,140 psm |
| Feb 2026 | Blk 186A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$853,000 | S$9,172 psm |
| Feb 2026 | Blk 186A · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$899,888 | S$9,676 psm |
| Dec 2025 | Blk 186A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$870,000 | S$9,355 psm |
| Dec 2025 | Blk 186A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$860,000 | S$9,247 psm |
| Aug 2025 | Blk 186A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$888,888 | S$9,558 psm |
| Feb 2025 | Blk 186A · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$870,000 | S$9,355 psm |
| Dec 2024 | Blk 186A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Oct 2024 | Blk 186A · 5 ROOM · 19 TO 21 · Improved · 93 years left | 113 sqm | S$1,050,000 | S$9,292 psm |
| Oct 2024 | Blk 186A · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$978,888 | S$8,663 psm |
| Oct 2024 | Blk 186A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$725,000 | S$7,796 psm |
| Jul 2024 | Blk 186A · 5 ROOM · 16 TO 18 · Improved · 94 years left | 113 sqm | S$972,000 | S$8,602 psm |
| Jul 2024 | Blk 186A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Jun 2024 | Blk 186A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$740,000 | S$7,957 psm |
| May 2024 | Blk 186A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$850,000 | S$9,140 psm |
| Feb 2024 | Blk 186A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$860,000 | S$9,247 psm |
| Dec 2023 | Blk 186A · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$888,000 | S$7,858 psm |
| Dec 2023 | Blk 186A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$715,000 | S$7,688 psm |
| Dec 2023 | Blk 186A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$710,000 | S$7,634 psm |
| Aug 2023 | Blk 186A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$858,888 | S$9,235 psm |
| Aug 2023 | Blk 186A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$728,888 | S$7,838 psm |
| Jul 2023 | Blk 186A · 5 ROOM · 01 TO 03 · Improved · 95 years left excluded: outlier | 113 sqm | S$870,000 | S$7,699 psm |
| Jul 2023 | Blk 186A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$820,000 | S$8,817 psm |
| Jul 2023 | Blk 186A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$728,888 | S$7,838 psm |
| Jun 2023 | Blk 186A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$725,000 | S$7,796 psm |
| May 2023 | Blk 186A · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$940,000 | S$8,319 psm |
| May 2023 | Blk 186A · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$910,000 | S$8,053 psm |
| May 2023 | Blk 186A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$780,000 | S$8,387 psm |
| May 2023 | Blk 186A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Apr 2023 | Blk 186A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$795,000 | S$8,548 psm |
| Apr 2023 | Blk 186A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Apr 2023 | Blk 186A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$711,000 | S$7,645 psm |
| Mar 2023 | Blk 186A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$760,000 | S$8,172 psm |
| Feb 2023 | Blk 186A · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$918,000 | S$8,124 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 186A · 4 ROOM | S$3,700 | — |
| Jan 2026 | Blk 186A · 4 ROOM | S$3,800 | — |
| Jul 2025 | Blk 186A · 4 ROOM | S$3,450 | — |
| Mar 2025 | Blk 186A · 4 ROOM | S$3,800 | — |
| Apr 2023 | Blk 186A · 4 ROOM | S$3,800 | — |
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 90 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 | 85 years | S$815,996 | S$900,926 | S$975,720 | S$992,784 |
| 10 years | 80 years | S$766,156 | S$933,940 | S$1,095,446 | S$1,134,098 |
| 20 years | 70 years | S$675,817 | S$1,004,229 | S$1,381,584 | S$1,480,798 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.