Blk 187A Bedok Nth St 4
Project page · 99-year lease from 2018
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 187A | 10 TO 12 | 93 sqm | S$832,888 | S$8,956 psm | ×1.000 | S$8,956 psm |
| Aug 2026 | Blk 187A | 07 TO 09 | 93 sqm | S$850,000 | S$9,140 psm | ×1.000 | S$9,140 psm |
| Jul 2026 | Blk 187A | 04 TO 06 | 93 sqm | S$838,888 | S$9,020 psm | ×1.000 | S$9,020 psm |
| Apr 2026 | Blk 187A | 07 TO 09 | 93 sqm | S$838,888 | S$9,020 psm | ×1.000 | S$9,020 psm |
| Apr 2026 | Blk 187A | 10 TO 12 | 93 sqm | S$860,000 | S$9,247 psm | ×1.000 | S$9,247 psm |
| Mar 2026 | Blk 187A | 16 TO 18 | 93 sqm | S$870,000 | S$9,355 psm | ×0.997 | S$9,327 psm |
| Jan 2026 | Blk 187A | 13 TO 15 | 93 sqm | S$888,000 | S$9,548 psm | ×0.997 | S$9,520 psm |
| Dec 2025 | Blk 187A | 01 TO 03 | 93 sqm | S$743,888 | S$7,999 psm | ×0.996 | S$7,967 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.
5.19% gross yield
S$43,800 of rent a year against the estimate above · 0.14 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$844,444?
Buying: Stamp duty on S$844,444 · Cash and CPF needed on S$844,444 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$844,444.
Each opens with this figure filled in; change anything there.
Primary schools near 187a 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) · 348 m · no 2025 Phase 2C ballot
- Red Swastika School · 602 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bedok Green Primary School · 725 m · no 2025 Phase 2C ballot
- Yu Neng Primary School · 803 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 878 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Temasek Primary School · 1,515 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,609 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,842 m · balloted in 2025 Phase 2C (PRs within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 187A · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$850,000 | S$9,140 psm |
| Aug 2026 | Blk 187A · 4 ROOM · 01 TO 03 · Model A · 91 years left excluded: outlier | 93 sqm | S$750,000 | S$8,065 psm |
| Aug 2026 | Blk 187A · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$832,888 | S$8,956 psm |
| Jul 2026 | Blk 187A · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$838,888 | S$9,020 psm |
| Jun 2026 | Blk 187A · 5 ROOM · 16 TO 18 · Improved · 92 years left excluded: outlier | 113 sqm | S$1,110,000 | S$9,823 psm |
| Apr 2026 | Blk 187A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$860,000 | S$9,247 psm |
| Apr 2026 | Blk 187A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$838,888 | S$9,020 psm |
| Mar 2026 | Blk 187A · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$870,000 | S$9,355 psm |
| Jan 2026 | Blk 187A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$888,000 | S$9,548 psm |
| Dec 2025 | Blk 187A · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$743,888 | S$7,999 psm |
| Sept 2025 | Blk 187A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$880,000 | S$9,462 psm |
| Aug 2025 | Blk 187A · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$876,000 | S$9,419 psm |
| May 2025 | Blk 187A · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$1,030,000 | S$9,115 psm |
| Apr 2025 | Blk 187A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$848,000 | S$9,118 psm |
| Nov 2024 | Blk 187A · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$1,009,000 | S$8,929 psm |
| Jul 2024 | Blk 187A · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$935,000 | S$8,274 psm |
| Jul 2024 | Blk 187A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$830,888 | S$8,934 psm |
| Apr 2024 | Blk 187A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$975,000 | S$8,628 psm |
| Apr 2024 | Blk 187A · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$935,000 | S$8,274 psm |
| Apr 2024 | Blk 187A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$795,000 | S$8,548 psm |
| Feb 2024 | Blk 187A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$740,000 | S$7,957 psm |
| Feb 2024 | Blk 187A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$715,000 | S$7,688 psm |
| Jan 2024 | Blk 187A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$955,000 | S$8,451 psm |
| Dec 2023 | Blk 187A · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$952,500 | S$8,429 psm |
| Dec 2023 | Blk 187A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$852,000 | S$9,161 psm |
| Dec 2023 | Blk 187A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$715,000 | S$7,688 psm |
| Nov 2023 | Blk 187A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$846,000 | S$9,097 psm |
| Nov 2023 | Blk 187A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$820,000 | S$8,817 psm |
| Oct 2023 | Blk 187A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$970,000 | S$8,584 psm |
| Oct 2023 | Blk 187A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$845,888 | S$9,096 psm |
| Sept 2023 | Blk 187A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Jul 2023 | Blk 187A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$818,000 | S$8,796 psm |
| Jul 2023 | Blk 187A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$720,000 | S$7,742 psm |
| Jun 2023 | Blk 187A · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$950,000 | S$8,407 psm |
| Jun 2023 | Blk 187A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$872,000 | S$9,376 psm |
| May 2023 | Blk 187A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$818,000 | S$8,796 psm |
| May 2023 | Blk 187A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$800,000 | S$8,602 psm |
| Apr 2023 | Blk 187A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$870,000 | S$7,699 psm |
| Apr 2023 | Blk 187A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$786,000 | S$8,452 psm |
| Apr 2023 | Blk 187A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$710,000 | S$7,634 psm |
| Apr 2023 | Blk 187A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Mar 2023 | Blk 187A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Feb 2023 | Blk 187A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$740,000 | S$7,957 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 187A · 4 ROOM | S$3,700 | — |
| Aug 2025 | Blk 187A · 4 ROOM | S$3,400 | — |
| Aug 2024 | Blk 187A · 4 ROOM | S$3,600 | — |
| Apr 2024 | Blk 187A · 4 ROOM | S$4,000 | — |
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$802,813 | S$886,371 | S$959,957 | S$976,745 |
| 10 years | 80 years | S$753,778 | S$918,852 | S$1,077,749 | S$1,115,776 |
| 20 years | 70 years | S$664,899 | S$988,005 | S$1,359,264 | S$1,456,875 |
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.