Blk 430A Bedok Nth Rd
Project page · 99-year lease from 2021
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 430A | 13 TO 15 | 94 sqm | S$950,000 | S$10,106 psm | ×1.000 | S$10,106 psm |
| May 2026 | Blk 430A | 04 TO 06 | 94 sqm | S$900,000 | S$9,574 psm | ×1.000 | S$9,574 psm |
| Mar 2026 | Blk 430A | 10 TO 12 | 94 sqm | S$975,000 | S$10,372 psm | ×0.997 | S$10,342 psm |
| Feb 2026 | Blk 430A | 16 TO 18 | 94 sqm | S$995,000 | S$10,585 psm | ×0.997 | S$10,554 psm |
| Jan 2026 | Blk 430A | 13 TO 15 | 94 sqm | S$945,000 | S$10,053 psm | ×0.997 | S$10,024 psm |
| Dec 2025 | Blk 430A | 01 TO 03 | 94 sqm | S$880,000 | S$9,362 psm | ×0.996 | S$9,325 psm |
How accurate is this estimate for Bedok Nth Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 153 sales in Bedok Nth Rd since.
- Median error
- 4.5%
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.
4.19% gross yield
S$39,600 of rent a year against the estimate above · 1.14 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 96 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 |
|---|---|---|---|
| Sept 2026 | 427 | 4 ROOM | S$3,600 |
| Sept 2026 | 181 | 4 ROOM | S$3,500 |
| Sept 2026 | 427 | 4 ROOM | S$3,450 |
| Sept 2026 | 707 | 4 ROOM | S$3,200 |
| Sept 2026 | 431A | 4 ROOM | S$3,000 |
| Aug 2026 | 182 | 4 ROOM | S$3,800 |
| Aug 2026 | 78 | 4 ROOM | S$3,650 |
| Aug 2026 | 421 | 4 ROOM | S$3,600 |
median of 96 HDB rental approvals for 4 ROOM on Bedok Nth Rd since 2025-10.
Buying or selling at S$946,106?
Buying: Stamp duty on S$946,106 · Cash and CPF needed on S$946,106 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$946,106.
Each opens with this figure filled in; change anything there.
Primary schools near 430a Bedok Nth Rd
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
- Fengshan Primary School · 64 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Red Swastika School · 374 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 433 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bedok Green Primary School · 736 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 968 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Damai Primary School · 1,336 m
- Opera Estate Primary School · 1,422 m · no 2025 Phase 2C ballot
- Temasek Primary School · 1,857 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Stephen's School (boys) · 1,952 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 430A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 69 sqm | S$708,000 | S$10,261 psm |
| Sept 2026 | Blk 430A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 69 sqm | S$720,000 | S$10,435 psm |
| Jul 2026 | Blk 430A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 94 sqm | S$950,000 | S$10,106 psm |
| May 2026 | Blk 430A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 94 sqm | S$900,000 | S$9,574 psm |
| Mar 2026 | Blk 430A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 94 sqm | S$975,000 | S$10,372 psm |
| Feb 2026 | Blk 430A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 94 sqm | S$995,000 | S$10,585 psm |
| Jan 2026 | Blk 430A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 94 sqm | S$945,000 | S$10,053 psm |
| Jan 2026 | Blk 430A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 69 sqm | S$708,000 | S$10,261 psm |
| Dec 2025 | Blk 430A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 94 sqm | S$880,000 | S$9,362 psm |
| Dec 2025 | Blk 430A · 3 ROOM · 13 TO 15 · Model A · 95 years left | 69 sqm | S$730,000 | S$10,580 psm |
| Sept 2025 | Blk 430A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 94 sqm | S$905,000 | S$9,628 psm |
| Sept 2025 | Blk 430A · 3 ROOM · 10 TO 12 · Model A · 95 years left | 69 sqm | S$718,000 | S$10,406 psm |
| Aug 2025 | Blk 430A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 69 sqm | S$652,000 | S$9,449 psm |
| Jul 2025 | Blk 430A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 94 sqm | S$968,000 | S$10,298 psm |
| Jul 2025 | Blk 430A · 3 ROOM · 01 TO 03 · Model A · 95 years left | 69 sqm | S$650,000 | S$9,420 psm |
| Jul 2025 | Blk 430A · 3 ROOM · 07 TO 09 · Model A · 95 years left | 69 sqm | S$670,000 | S$9,710 psm |
| Jun 2025 | Blk 430A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 94 sqm | S$960,000 | S$10,213 psm |
| Jun 2025 | Blk 430A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 94 sqm | S$855,000 | S$9,096 psm |
| Jun 2025 | Blk 430A · 3 ROOM · 13 TO 15 · Model A · 95 years left | 69 sqm | S$720,000 | S$10,435 psm |
| May 2025 | Blk 430A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 94 sqm | S$915,000 | S$9,734 psm |
| May 2025 | Blk 430A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 94 sqm | S$930,000 | S$9,894 psm |
| May 2025 | Blk 430A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 94 sqm | S$930,000 | S$9,894 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 430A · 3 ROOM | S$3,220 | — |
| Apr 2026 | Blk 430A · 4 ROOM | S$3,900 | — |
| Feb 2026 | Blk 430A · 3 ROOM | S$3,075 | — |
| May 2025 | Blk 430A · 4 ROOM | S$4,100 | — |
| May 2025 | Blk 430A · 3 ROOM | S$2,700 | — |
| Feb 2025 | Blk 430A · 3 ROOM | S$3,300 | — |
| Aug 2023 | Blk 430A · 4 ROOM | S$4,300 | — |
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 93 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 | 88 years | S$899,464 | S$993,081 | S$1,075,526 | S$1,094,336 |
| 10 years | 83 years | S$844,526 | S$1,029,472 | S$1,207,499 | S$1,250,104 |
| 20 years | 73 years | S$744,946 | S$1,106,951 | S$1,522,905 | S$1,632,269 |
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.