Blk 187B 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 187B | 16 TO 18 | 93 sqm | S$918,000 | S$9,871 psm | ×1.000 | S$9,871 psm |
| Mar 2026 | Blk 187B | 07 TO 09 | 93 sqm | S$833,000 | S$8,957 psm | ×0.997 | S$8,931 psm |
| Feb 2026 | Blk 187B | 16 TO 18 | 93 sqm | S$875,000 | S$9,409 psm | ×0.997 | S$9,381 psm |
| Feb 2026 | Blk 187B | 13 TO 15 | 93 sqm | S$870,000 | S$9,355 psm | ×0.997 | S$9,327 psm |
| Jan 2026 | Blk 187B | 04 TO 06 | 93 sqm | S$780,000 | S$8,387 psm | ×0.997 | S$8,362 psm |
| Jan 2026 | Blk 187B | 01 TO 03 | 93 sqm | S$760,000 | S$8,172 psm | ×0.997 | S$8,148 psm |
| Dec 2025 | Blk 187B | 19 TO 21 | 93 sqm | S$890,000 | S$9,570 psm | ×0.996 | S$9,532 psm |
| Nov 2025 | Blk 187B | 07 TO 09 | 93 sqm | S$866,000 | S$9,312 psm | ×0.996 | S$9,275 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.
5.06% gross yield
S$43,800 of rent a year against the estimate above · 0.27 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$865,015?
Buying: Stamp duty on S$865,015 · Cash and CPF needed on S$865,015 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$865,015.
Each opens with this figure filled in; change anything there.
Primary schools near 187b 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) · 404 m · no 2025 Phase 2C ballot
- Red Swastika School · 614 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bedok Green Primary School · 670 m · no 2025 Phase 2C ballot
- Yu Neng Primary School · 814 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 858 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Temasek Primary School · 1,470 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,654 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,895 m · balloted in 2025 Phase 2C (PRs within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 187B · 4 ROOM · 16 TO 18 · Model A · 91 years left | 93 sqm | S$918,000 | S$9,871 psm |
| Mar 2026 | Blk 187B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$833,000 | S$8,957 psm |
| Feb 2026 | Blk 187B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$870,000 | S$9,355 psm |
| Feb 2026 | Blk 187B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$875,000 | S$9,409 psm |
| Jan 2026 | Blk 187B · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$760,000 | S$8,172 psm |
| Jan 2026 | Blk 187B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Dec 2025 | Blk 187B · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$890,000 | S$9,570 psm |
| Nov 2025 | Blk 187B · 5 ROOM · 16 TO 18 · Improved · 92 years left | 113 sqm | S$1,060,000 | S$9,381 psm |
| Nov 2025 | Blk 187B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$866,000 | S$9,312 psm |
| Sept 2025 | Blk 187B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$768,000 | S$8,258 psm |
| Jun 2025 | Blk 187B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$860,000 | S$9,247 psm |
| May 2025 | Blk 187B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$867,000 | S$9,323 psm |
| Apr 2025 | Blk 187B · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$1,038,000 | S$9,186 psm |
| Feb 2025 | Blk 187B · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$1,000,000 | S$8,850 psm |
| Feb 2025 | Blk 187B · 5 ROOM · 19 TO 21 · Improved · 93 years left | 113 sqm | S$1,020,000 | S$9,027 psm |
| Feb 2025 | Blk 187B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$825,000 | S$8,871 psm |
| Feb 2025 | Blk 187B · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$748,000 | S$8,043 psm |
| Dec 2024 | Blk 187B · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$988,000 | S$8,743 psm |
| Dec 2024 | Blk 187B · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$960,000 | S$8,496 psm |
| Dec 2024 | Blk 187B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$875,000 | S$9,409 psm |
| Nov 2024 | Blk 187B · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$950,000 | S$8,407 psm |
| Sept 2024 | Blk 187B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$860,000 | S$9,247 psm |
| Apr 2024 | Blk 187B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$855,888 | S$9,203 psm |
| Apr 2024 | Blk 187B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$810,000 | S$8,710 psm |
| Apr 2024 | Blk 187B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$695,000 | S$7,473 psm |
| Mar 2024 | Blk 187B · 5 ROOM · 19 TO 21 · Improved · 94 years left | 113 sqm | S$980,000 | S$8,673 psm |
| Jan 2024 | Blk 187B · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$885,000 | S$7,832 psm |
| Jan 2024 | Blk 187B · 5 ROOM · 01 TO 03 · Improved · 94 years left excluded: outlier | 113 sqm | S$858,000 | S$7,593 psm |
| Nov 2023 | Blk 187B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$825,000 | S$8,871 psm |
| Oct 2023 | Blk 187B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$802,000 | S$8,624 psm |
| Sept 2023 | Blk 187B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$800,888 | S$8,612 psm |
| Sept 2023 | Blk 187B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$728,000 | S$7,828 psm |
| Sept 2023 | Blk 187B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$728,000 | S$7,828 psm |
| Aug 2023 | Blk 187B · 5 ROOM · 16 TO 18 · Improved · 94 years left | 113 sqm | S$935,000 | S$8,274 psm |
| Aug 2023 | Blk 187B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$798,000 | S$8,581 psm |
| Aug 2023 | Blk 187B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Jun 2023 | Blk 187B · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$920,000 | S$8,142 psm |
| Jun 2023 | Blk 187B · 5 ROOM · 01 TO 03 · Improved · 95 years left | 113 sqm | S$900,000 | S$7,965 psm |
| Jun 2023 | Blk 187B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$740,000 | S$7,957 psm |
| May 2023 | Blk 187B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$777,500 | S$8,360 psm |
| May 2023 | Blk 187B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$775,000 | S$8,333 psm |
| May 2023 | Blk 187B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Apr 2023 | Blk 187B · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$938,000 | S$8,301 psm |
| Apr 2023 | Blk 187B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$828,000 | S$8,903 psm |
| Apr 2023 | Blk 187B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Apr 2023 | Blk 187B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$768,888 | S$8,268 psm |
| Mar 2023 | Blk 187B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$762,000 | S$8,194 psm |
| Mar 2023 | Blk 187B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Mar 2023 | Blk 187B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$729,000 | S$7,839 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 187B · 4 ROOM | S$3,800 | — |
| Jan 2026 | Blk 187B · 5 ROOM | S$4,000 | — |
| Jul 2025 | Blk 187B · 4 ROOM | S$4,000 | — |
| Mar 2024 | Blk 187B · 4 ROOM | S$3,500 | — |
| Aug 2023 | Blk 187B · 5 ROOM | S$4,000 | — |
| Jun 2023 | Blk 187B · 4 ROOM | S$4,000 | — |
| Mar 2023 | Blk 187B · 4 ROOM | S$3,900 | — |
| Aug 2021 | Blk 187B · 4 ROOM | S$2,700 | — |
| May 2021 | Blk 187B · 5 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$822,371 | S$907,964 | S$983,342 | S$1,000,540 |
| 10 years | 80 years | S$772,141 | S$941,236 | S$1,104,004 | S$1,142,958 |
| 20 years | 70 years | S$681,097 | S$1,012,074 | S$1,392,377 | S$1,492,367 |
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.