Blk 188A Bedok Nth St 4
Project page · 99-year lease from 2018
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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 188A | 13 TO 15 | 93 sqm | S$860,000 | S$9,247 psm | ×1.000 | S$9,247 psm |
| Apr 2026 | Blk 188A | 13 TO 15 | 93 sqm | S$800,000 | S$8,602 psm | ×1.000 | S$8,602 psm |
| Mar 2026 | Blk 188A | 07 TO 09 | 93 sqm | S$842,000 | S$9,054 psm | ×0.997 | S$9,027 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.
5.22% gross yield
S$43,800 of rent a year against the estimate above · 0.11 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$839,516?
Buying: Stamp duty on S$839,516 · Cash and CPF needed on S$839,516 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$839,516.
Each opens with this figure filled in; change anything there.
Primary schools near 188a 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) · 276 m · no 2025 Phase 2C ballot
- Red Swastika School · 698 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bedok Green Primary School · 854 m · no 2025 Phase 2C ballot
- Yu Neng Primary School · 895 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Fengshan Primary School · 1,020 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- Changkat Primary School · 1,456 m · no 2025 Phase 2C ballot
- Temasek Primary School · 1,555 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,761 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Tampines Primary School · 1,934 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St. Hilda's Primary School · 1,945 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 188A · 3 ROOM · 13 TO 15 · Model A · 91 years left | 68 sqm | S$628,000 | S$9,235 psm |
| Jul 2026 | Blk 188A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$860,000 | S$9,247 psm |
| Apr 2026 | Blk 188A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$800,000 | S$8,602 psm |
| Mar 2026 | Blk 188A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$842,000 | S$9,054 psm |
| Sept 2025 | Blk 188A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$618,000 | S$9,088 psm |
| Aug 2025 | Blk 188A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$846,000 | S$9,097 psm |
| Apr 2025 | Blk 188A · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$621,000 | S$9,132 psm |
| Jan 2025 | Blk 188A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$855,000 | S$9,194 psm |
| Jan 2025 | Blk 188A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$843,000 | S$9,065 psm |
| Nov 2024 | Blk 188A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$850,000 | S$9,140 psm |
| Oct 2024 | Blk 188A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Jun 2024 | Blk 188A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$815,000 | S$8,763 psm |
| May 2024 | Blk 188A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$570,000 | S$8,382 psm |
| Mar 2024 | Blk 188A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$808,000 | S$8,688 psm |
| Jan 2024 | Blk 188A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$563,000 | S$8,279 psm |
| Nov 2023 | Blk 188A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$845,000 | S$9,086 psm |
| Oct 2023 | Blk 188A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$570,000 | S$8,382 psm |
| Sept 2023 | Blk 188A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$820,000 | S$8,817 psm |
| Sept 2023 | Blk 188A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$800,000 | S$8,602 psm |
| Sept 2023 | Blk 188A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Sept 2023 | Blk 188A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Jul 2023 | Blk 188A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$788,000 | S$8,473 psm |
| Mar 2023 | Blk 188A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$718,000 | S$7,720 psm |
| Jan 2023 | Blk 188A · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$550,000 | S$8,088 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 188A · 4 ROOM | S$3,400 | — |
| Dec 2025 | Blk 188A · 4 ROOM | S$3,600 | — |
| Jul 2025 | Blk 188A · 3 ROOM | S$3,200 | — |
| Jul 2025 | Blk 188A · 4 ROOM | S$3,000 | — |
| Feb 2025 | Blk 188A · 4 ROOM | S$3,000 | — |
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$798,128 | S$881,198 | S$954,355 | S$971,045 |
| 10 years | 80 years | S$749,379 | S$913,489 | S$1,071,460 | S$1,109,265 |
| 20 years | 70 years | S$661,019 | S$982,239 | S$1,351,331 | S$1,448,373 |
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.