Blk 94C Bedok Nth Ave 4
Project page · 99-year lease from 1993
Based on 4 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 94C | 07 TO 09 | 143 sqm | S$1,000,000 | S$6,993 psm | ×1.000 | S$6,993 psm |
| Jul 2026 | Blk 94B | 04 TO 06 | 141 sqm | S$930,000 | S$6,596 psm | ×1.000 | S$6,596 psm |
| Apr 2026 | Blk 94B | 10 TO 12 | 143 sqm | S$1,030,000 | S$7,203 psm | ×1.000 | S$7,203 psm |
| Mar 2026 | Blk 94C | 01 TO 03 | 143 sqm | S$961,000 | S$6,720 psm | ×0.997 | S$6,700 psm |
How accurate is this estimate for Bedok Nth Ave 4?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 40 sales in Bedok Nth Ave 4 since.
- Median error
- 5.3%
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.
4.90% gross yield
S$48,000 of rent a year against the estimate above · 0.2 points above flats like it
Homes like this rent for about S$4,000 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 | 94B | EXECUTIVE | S$4,000 |
| Feb 2026 | 102 | EXECUTIVE | S$5,200 |
| Dec 2025 | 94B | EXECUTIVE | S$4,500 |
| Oct 2025 | 94B | EXECUTIVE | S$4,000 |
| Oct 2025 | 94B | EXECUTIVE | S$4,000 |
| Oct 2025 | 102 | EXECUTIVE | S$3,500 |
median of 6 HDB rental approvals for EXECUTIVE on Bedok Nth Ave 4 since 2025-10.
Buying or selling at S$979,084?
Buying: Stamp duty on S$979,084 · Cash and CPF needed on S$979,084 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$979,084.
Each opens with this figure filled in; change anything there.
Primary schools near 94c Bedok Nth Ave 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) · 90 m · no 2025 Phase 2C ballot
- Red Swastika School · 821 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Yu Neng Primary School · 1,000 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Bedok Green Primary School · 1,113 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 1,201 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Changkat Primary School · 1,209 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,559 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Tampines Primary School · 1,702 m · no 2025 Phase 2C ballot
- Temasek Primary School · 1,729 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 1,767 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 94C · EXECUTIVE · 07 TO 09 · Apartment · 66 years left | 143 sqm | S$1,000,000 | S$6,993 psm |
| Mar 2026 | Blk 94C · EXECUTIVE · 01 TO 03 · Apartment · 66 years left | 143 sqm | S$961,000 | S$6,720 psm |
| Jan 2024 | Blk 94C · EXECUTIVE · 10 TO 12 · Apartment · 68 years left | 143 sqm | S$1,018,888 | S$7,125 psm |
| Nov 2023 | Blk 94C · EXECUTIVE · 13 TO 15 · Apartment · 69 years left | 143 sqm | S$940,000 | S$6,573 psm |
| Nov 2023 | Blk 94C · EXECUTIVE · 10 TO 12 · Apartment · 69 years left | 143 sqm | S$870,000 | S$6,084 psm |
| Oct 2023 | Blk 94C · EXECUTIVE · 07 TO 09 · Apartment · 69 years left | 141 sqm | S$895,000 | S$6,348 psm |
| Apr 2023 | Blk 94C · EXECUTIVE · 01 TO 03 · Apartment · 69 years left | 143 sqm | S$845,000 | S$5,909 psm |
| Oct 2022 | Blk 94C · EXECUTIVE · 07 TO 09 · Apartment · 70 years left excluded: outlier | 143 sqm | S$763,888 | S$5,342 psm |
| Jul 2022 | Blk 94C · EXECUTIVE · 13 TO 15 · Apartment · 70 years left | 141 sqm | S$840,000 | S$5,957 psm |
| May 2022 | Blk 94C · EXECUTIVE · 01 TO 03 · Apartment · 70 years left excluded: outlier | 143 sqm | S$735,000 | S$5,140 psm |
Showing 10 of 44.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2025 | Blk 94C · EXECUTIVE | S$4,200 | — |
| Jul 2025 | Blk 94C · EXECUTIVE | S$4,200 | — |
| Jul 2025 | Blk 94C · EXECUTIVE | S$3,800 | — |
| Jan 2025 | Blk 94C · EXECUTIVE | S$4,500 | — |
| Jan 2025 | Blk 94C · EXECUTIVE | S$4,000 | — |
| Dec 2024 | Blk 94C · EXECUTIVE | S$3,950 | — |
| Jan 2024 | Blk 94C · EXECUTIVE | S$4,000 | — |
| Mar 2023 | Blk 94C · EXECUTIVE | S$3,500 | — |
| Mar 2021 | Blk 94C · EXECUTIVE | S$2,500 | — |
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 65 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 | 60 years | S$948,515 | S$1,047,237 | S$1,134,178 | S$1,154,013 |
| 10 years | 55 years | S$915,122 | S$1,115,529 | S$1,308,438 | S$1,354,604 |
| 20 years | 45 years | S$829,569 | S$1,232,696 | S$1,695,901 | S$1,817,688 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.