Blk 222B Bedok Nth Dr
Project page · 99-year lease from 2022
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 222B | 04 TO 06 | 92 sqm | S$1,088,888 | S$11,836 psm | ×1.000 | S$11,836 psm |
| Oct 2026 | Blk 222B | 13 TO 15 | 92 sqm | S$1,200,000 | S$13,043 psm | ×1.000 | S$13,043 psm |
| Oct 2026 | Blk 222B | 10 TO 12 | 92 sqm | S$1,120,000 | S$12,174 psm | ×1.000 | S$12,174 psm |
How accurate is this estimate for Bedok Nth Dr?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 7 sales in Bedok Nth Dr since.
- Median error
- 31.6%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 7 sales, so read the figure as a hint, not a verdict.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
3.75% gross yield
S$42,000 of rent a year against the estimate above · 1.58 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 1 approval 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 |
|---|---|---|---|
| Mar 2026 | 222A | 4 ROOM | S$3,500 |
median of 1 HDB rental approvals for 4 ROOM on Bedok Nth Dr since 2025-10.
Buying or selling at S$1,120,000?
Buying: Stamp duty on S$1,120,000 · Cash and CPF needed on S$1,120,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,120,000.
Each opens with this figure filled in; change anything there.
Primary schools near 222b Bedok Nth Dr
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
- Opera Estate Primary School · 631 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 653 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Bedok Green Primary School · 1,036 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yu Neng Primary School · 1,062 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Red Swastika School · 1,149 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Stephen's School (boys) · 1,165 m · no 2025 Phase 2C ballot
- Damai Primary School · 1,312 m
- St. Anthony's Canossian Primary School (girls) · 1,750 m · no 2025 Phase 2C ballot
- Telok Kurau Primary School · 1,880 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 222B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$1,120,000 | S$12,174 psm |
| Oct 2026 | Blk 222B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$1,200,000 | S$13,043 psm |
| Oct 2026 | Blk 222B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$1,088,888 | S$11,836 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2024 | Blk 222B · 4 ROOM | S$3,650 | — |
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 94 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 | 89 years | S$1,064,785 | S$1,175,609 | S$1,273,207 | S$1,295,474 |
| 10 years | 84 years | S$999,749 | S$1,218,688 | S$1,429,437 | S$1,479,872 |
| 20 years | 74 years | S$881,867 | S$1,310,407 | S$1,802,814 | S$1,932,278 |
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.