Blk 94E Bedok Nth Ave 4
Project page · 99-year lease from 1993
Based on 40 sales in projects within 1 km, last 24 months. Search widened 3 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 769 · 271 m | 10 TO 12 | 115 sqm | S$790,000 | S$6,870 psm | ×1.000 | S$6,870 psm |
| Sept 2026 | Blk 763 · 271 m | 13 TO 15 | 115 sqm | S$869,000 | S$7,557 psm | ×1.000 | S$7,557 psm |
| Aug 2026 | Blk 766 · 271 m | 01 TO 03 | 115 sqm | S$740,000 | S$6,435 psm | ×1.000 | S$6,435 psm |
| Aug 2026 | Blk 765 · 271 m | 16 TO 18 | 115 sqm | S$881,888 | S$7,669 psm | ×1.000 | S$7,669 psm |
| Aug 2026 | Blk 769 · 271 m | 13 TO 15 | 115 sqm | S$830,000 | S$7,217 psm | ×1.000 | S$7,217 psm |
| Aug 2026 | Blk 771 · 271 m | 13 TO 15 | 115 sqm | S$815,000 | S$7,087 psm | ×1.000 | S$7,087 psm |
| Aug 2026 | Blk 770 · 271 m | 07 TO 09 | 115 sqm | S$815,000 | S$7,087 psm | ×1.000 | S$7,087 psm |
| Jul 2026 | Blk 773 · 271 m | 16 TO 18 | 117 sqm | S$875,000 | S$7,479 psm | ×1.000 | S$7,479 psm |
| Jul 2026 | Blk 761 · 271 m | 16 TO 18 | 117 sqm | S$840,000 | S$7,179 psm | ×1.000 | S$7,179 psm |
| Jul 2026 | Blk 762 · 271 m | 07 TO 09 | 115 sqm | S$820,000 | S$7,130 psm | ×1.000 | S$7,130 psm |
| Jul 2026 | Blk 140 · 701 m | 10 TO 12 | 120 sqm | S$958,888 | S$7,991 psm | ×1.000 | S$7,991 psm |
| Jun 2026 | Blk 765 · 271 m | 04 TO 06 | 115 sqm | S$808,000 | S$7,026 psm | ×1.000 | S$7,026 psm |
| May 2026 | Blk 767 · 271 m | 01 TO 03 | 115 sqm | S$790,000 | S$6,870 psm | ×1.000 | S$6,870 psm |
| May 2026 | Blk 772 · 271 m | 01 TO 03 | 115 sqm | S$700,000 | S$6,087 psm | ×1.000 | S$6,087 psm |
| May 2026 | Blk 767 · 271 m | 04 TO 06 | 115 sqm | S$769,000 | S$6,687 psm | ×1.000 | S$6,687 psm |
| Apr 2026 | Blk 763 · 271 m | 01 TO 03 | 115 sqm | S$800,000 | S$6,957 psm | ×1.000 | S$6,957 psm |
| Apr 2026 | Blk 773 · 271 m | 07 TO 09 | 115 sqm | S$780,000 | S$6,783 psm | ×1.000 | S$6,783 psm |
| Mar 2026 | Blk 770 · 271 m | 10 TO 12 | 115 sqm | S$770,000 | S$6,696 psm | ×0.997 | S$6,676 psm |
| Mar 2026 | Blk 771 · 271 m | 10 TO 12 | 115 sqm | S$795,000 | S$6,913 psm | ×0.997 | S$6,893 psm |
| Mar 2026 | Blk 773 · 271 m | 16 TO 18 | 115 sqm | S$846,888 | S$7,364 psm | ×0.997 | S$7,343 psm |
| Mar 2026 | Blk 762 · 271 m | 13 TO 15 | 115 sqm | S$863,000 | S$7,504 psm | ×0.997 | S$7,482 psm |
| Feb 2026 | Blk 94E | 16 TO 18 | 127 sqm | S$895,000 | S$7,047 psm | ×0.997 | S$7,026 psm |
| Feb 2026 | Blk 771 · 271 m | 04 TO 06 | 115 sqm | S$738,000 | S$6,417 psm | ×0.997 | S$6,398 psm |
| Feb 2026 | Blk 769 · 271 m | 01 TO 03 | 115 sqm | S$750,000 | S$6,522 psm | ×0.997 | S$6,503 psm |
| Jan 2026 | Blk 771 · 271 m | 16 TO 18 | 117 sqm | S$830,000 | S$7,094 psm | ×0.997 | S$7,073 psm |
| Nov 2025 | Blk 140 · 701 m | 04 TO 06 | 120 sqm | S$845,000 | S$7,042 psm | ×0.996 | S$7,014 psm |
| Aug 2025 | Blk 771 · 271 m | 13 TO 15 | 115 sqm | S$828,000 | S$7,200 psm | ×0.996 | S$7,168 psm |
| Aug 2025 | Blk 770 · 271 m | 04 TO 06 | 115 sqm | S$775,000 | S$6,739 psm | ×0.996 | S$6,709 psm |
| Aug 2025 | Blk 140 · 701 m | 10 TO 12 | 120 sqm | S$880,000 | S$7,333 psm | ×0.996 | S$7,301 psm |
| Jun 2025 | Blk 762 · 271 m | 16 TO 18 | 115 sqm | S$845,000 | S$7,348 psm | ×1.000 | S$7,344 psm |
| Jun 2025 | Blk 765 · 271 m | 04 TO 06 | 115 sqm | S$777,000 | S$6,757 psm | ×1.000 | S$6,753 psm |
| May 2025 | Blk 765 · 271 m | 13 TO 15 | 115 sqm | S$862,888 | S$7,503 psm | ×1.000 | S$7,500 psm |
| Apr 2025 | Blk 766 · 271 m | 13 TO 15 | 115 sqm | S$818,000 | S$7,113 psm | ×1.000 | S$7,110 psm |
| Feb 2025 | Blk 762 · 271 m | 01 TO 03 | 115 sqm | S$780,000 | S$6,783 psm | ×1.009 | S$6,843 psm |
| Feb 2025 | Blk 765 · 271 m | 07 TO 09 | 115 sqm | S$815,000 | S$7,087 psm | ×1.009 | S$7,150 psm |
| Feb 2025 | Blk 140 · 701 m | 04 TO 06 | 120 sqm | S$835,000 | S$6,958 psm | ×1.009 | S$7,021 psm |
| Jan 2025 | Blk 767 · 271 m | 13 TO 15 | 115 sqm | S$885,000 | S$7,696 psm | ×1.009 | S$7,765 psm |
| Jan 2025 | Blk 765 · 271 m | 07 TO 09 | 115 sqm | S$810,000 | S$7,043 psm | ×1.009 | S$7,107 psm |
| Dec 2024 | Blk 774 · 271 m | 16 TO 18 | 117 sqm | S$860,000 | S$7,350 psm | ×1.025 | S$7,532 psm |
| Nov 2024 | Blk 762 · 271 m | 04 TO 06 | 115 sqm | S$788,000 | S$6,852 psm | ×1.025 | S$7,022 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.
4.57% gross yield
S$41,100 of rent a year against the estimate above · 1.11 points below flats like it
Homes like this rent for about S$3,425 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 5.68%, from 25 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 |
|---|---|---|---|
| May 2026 | 96 | 5 ROOM | S$3,500 |
| May 2026 | 96 | 5 ROOM | S$3,000 |
| Apr 2026 | 97 | 5 ROOM | S$3,500 |
| Apr 2026 | 94D | 5 ROOM | S$3,400 |
| Dec 2025 | 96 | 5 ROOM | S$3,350 |
| Nov 2025 | 98 | 5 ROOM | S$3,450 |
median of 6 HDB rental approvals for 5 ROOM on Bedok Nth Ave 4 since 2025-10.
Buying or selling at S$899,163?
Buying: Stamp duty on S$899,163 · Cash and CPF needed on S$899,163 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$899,163.
Each opens with this figure filled in; change anything there.
Primary schools near 94e 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) · 84 m · no 2025 Phase 2C ballot
- Red Swastika School · 628 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 811 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Bedok Green Primary School · 1,005 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Fengshan Primary School · 1,007 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- Changkat Primary School · 1,386 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,574 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Temasek Primary School · 1,747 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 1,754 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,759 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Blk 94E · 5 ROOM · 16 TO 18 · Improved · 66 years left | 127 sqm | S$895,000 | S$7,047 psm |
| Mar 2024 | Blk 94E · 5 ROOM · 07 TO 09 · Model A · 68 years left | 132 sqm | S$770,000 | S$5,833 psm |
Showing 2 of 23.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2025 | Blk 94E · 5 ROOM | S$3,600 | — |
| Nov 2024 | Blk 94E · 5 ROOM | S$3,650 | — |
| Sept 2023 | Blk 94E · 5 ROOM | S$3,400 | — |
| Apr 2023 | Blk 94E · 5 ROOM | S$3,900 | — |
| Nov 2021 | Blk 94E · 5 ROOM | S$2,300 | — |
| Sept 2021 | Blk 94E · 5 ROOM | S$2,300 | — |
| Jan 2021 | Blk 94E · 5 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 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$871,089 | S$961,753 | S$1,041,596 | S$1,059,813 |
| 10 years | 55 years | S$840,422 | S$1,024,470 | S$1,201,632 | S$1,244,030 |
| 20 years | 45 years | S$761,852 | S$1,132,072 | S$1,557,467 | S$1,669,312 |
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.