Blk 188B 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 |
|---|---|---|---|---|---|---|---|
| Dec 2025 | Blk 188B | 04 TO 06 | 68 sqm | S$615,000 | S$9,044 psm | ×0.996 | S$9,009 psm |
| Dec 2025 | Blk 188B | 13 TO 15 | 68 sqm | S$657,000 | S$9,662 psm | ×0.996 | S$9,624 psm |
| Dec 2025 | Blk 188B | 07 TO 09 | 68 sqm | S$670,000 | S$9,853 psm | ×0.996 | S$9,814 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.
5.13% gross yield
S$33,600 of rent a year against the estimate above · 0.81 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 4 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.94%, from 24 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 |
|---|---|---|---|
| Jul 2026 | 188B | 3 ROOM | S$3,000 |
| Apr 2026 | 84 | 3 ROOM | S$2,600 |
| Mar 2026 | 88 | 3 ROOM | S$2,050 |
| Feb 2026 | 188B | 3 ROOM | S$3,300 |
median of 4 HDB rental approvals for 3 ROOM on Bedok Nth St 4 since 2025-10.
Buying or selling at S$654,418?
Buying: Stamp duty on S$654,418 · Cash and CPF needed on S$654,418 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$654,418.
Each opens with this figure filled in; change anything there.
Primary schools near 188b 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) · 243 m · no 2025 Phase 2C ballot
- Red Swastika School · 701 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bedok Green Primary School · 892 m · no 2025 Phase 2C ballot
- Yu Neng Primary School · 896 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Fengshan Primary School · 1,037 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- Changkat Primary School · 1,424 m · no 2025 Phase 2C ballot
- Temasek Primary School · 1,587 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,726 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Tampines Primary School · 1,896 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 1,912 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 188B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$850,000 | S$9,140 psm |
| Dec 2025 | Blk 188B · 3 ROOM · 07 TO 09 · Model A · 92 years left | 68 sqm | S$670,000 | S$9,853 psm |
| Dec 2025 | Blk 188B · 3 ROOM · 13 TO 15 · Model A · 92 years left | 68 sqm | S$657,000 | S$9,662 psm |
| Dec 2025 | Blk 188B · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$615,000 | S$9,044 psm |
| Sept 2025 | Blk 188B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$880,000 | S$9,462 psm |
| Jul 2025 | Blk 188B · 3 ROOM · 16 TO 18 · Model A · 92 years left | 68 sqm | S$660,000 | S$9,706 psm |
| May 2025 | Blk 188B · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$615,000 | S$9,044 psm |
| Apr 2025 | Blk 188B · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$642,888 | S$9,454 psm |
| Jan 2025 | Blk 188B · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$570,000 | S$8,382 psm |
| Jul 2024 | Blk 188B · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$619,999 | S$9,118 psm |
| Mar 2024 | Blk 188B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$788,888 | S$8,483 psm |
| Jan 2024 | Blk 188B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$840,000 | S$9,032 psm |
| Jan 2024 | Blk 188B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$820,000 | S$8,817 psm |
| Oct 2023 | Blk 188B · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$548,888 | S$8,072 psm |
| Sept 2023 | Blk 188B · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$555,000 | S$8,162 psm |
| Aug 2023 | Blk 188B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$740,000 | S$7,957 psm |
| Jul 2023 | Blk 188B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$840,000 | S$9,032 psm |
| Jul 2023 | Blk 188B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$800,000 | S$8,602 psm |
| Jun 2023 | Blk 188B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$828,000 | S$8,903 psm |
| May 2023 | Blk 188B · 4 ROOM · 16 TO 18 · Model A · 95 years left excluded: outlier | 93 sqm | S$868,000 | S$9,333 psm |
| May 2023 | Blk 188B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$830,000 | S$8,925 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 188B · 3 ROOM | S$3,000 | — |
| Feb 2026 | Blk 188B · 3 ROOM | S$3,300 | — |
| Jul 2025 | Blk 188B · 3 ROOM | S$3,500 | — |
| Sept 2024 | Blk 188B · 3 ROOM | S$3,000 | — |
| Aug 2023 | Blk 188B · 3 ROOM | S$3,500 | — |
| Jan 2021 | Blk 188B · 4 ROOM | S$2,200 | — |
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$622,156 | S$686,911 | S$743,938 | S$756,948 |
| 10 years | 80 years | S$584,155 | S$712,082 | S$835,223 | S$864,693 |
| 20 years | 70 years | S$515,277 | S$765,674 | S$1,053,388 | S$1,129,035 |
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.