Blk 409 Bedok Nth Ave 2
BEDOK NTH AVE 2 · BEDOK · Singapore 460409 · D16
Median PSF · 12m
S$601
Median price · 12m
S$455K
Latest sale
S$420K
Aug 2026
1-year change
+1.4%
Sales · 12m
4
186 all time
Gross yield
7.45%
3 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +16.0%
- Annualised
- +6.8%
- Transactions
- 11
- 1 year
- +1.4%
- 3 years p.a.
- +4.3%
- 5 years p.a.
- —
- Median size
- 732 sqft
Against the neighbourhood
How it compares within D16
Bedok, Upper East Coast, Eastwood, Kew Drive. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 409 Bedok Nth Ave 2 | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$601 | S$571 | +5.4% |
| Median price | S$455K | S$538K | -15.4% |
| Gross rental yield | 7.45% | 7.10% | +0.4 pts |
| 1-year price change | +1.4% | -1.6% | +2.9 pts |
This development trades about 5% above the D16 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$2,900
Contracts · 12m
3
Implied annual rent
S$35K
Gross yield
7.45%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 3 | S$2,900 |
Investment analysis
Investment score 56 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
56/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Rental yieldweight 20%81
Gross yield against every other development in its segment.
- Liquidityweight 15%79
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%62
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%53
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%41
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok MRT at 600 m.
- Valuationweight 22%29
How its median price per square foot compares with its own district.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Bedok MRT600 m
- Bedok Reservoir MRT930 m
- Tanah Merah MRT1.4 km
- Tanah Merah Interchange MRT1.5 km
Schools within 2 km
- Fengshan Primary Schoolprimary230 m
- Red Swastika Schoolprimary590 m
- Yu Neng Primary Schoolprimary650 m
- Bedok Green Secondary Schoolsecondary (s1-s5)750 m
- Bedok Green Primary Schoolprimary760 m
- Anglican High Schoolsecondary (s1-s4)950 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.4 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | 3 ROOM | S$420,000 | 732 sqft | S$574 | 01 TO 03 | 52 yr 9 mo |
| May 2026 | 5 ROOM | S$860,000 | 1,464 sqft | S$587 | 01 TO 03 | 53 yrs |
| May 2026 | 3 ROOM | S$450,000 | 732 sqft | S$615 | 07 TO 09 | 53 yrs |
| Feb 2026 | 3 ROOM | S$460,000 | 732 sqft | S$628 | 07 TO 09 | 53 yr 3 mo |
| Aug 2025 | 3 ROOM | S$452,000 | 732 sqft | S$618 | 04 TO 06 | 53 yr 8 mo |
| Apr 2025 | 4 ROOM | S$563,000 | 990 sqft | S$569 | 01 TO 03 | 54 yr 1 mo |
| Jan 2024 | 3 ROOM | S$390,000 | 732 sqft | S$533 | 07 TO 09 | 55 yr 4 mo |
| Jun 2023 | 3 ROOM | S$388,000 | 732 sqft | S$530 | 01 TO 03 | 55 yr 11 mo |
| Apr 2023 | 3 ROOM | S$365,000 | 732 sqft | S$499 | 04 TO 06 | 56 yrs |
| Feb 2023 | 3 ROOM | S$400,000 | 732 sqft | S$546 | 10 TO 12 | 56 yr 2 mo |
| Dec 2021 | 3 ROOM | S$362,000 | 732 sqft | S$495 | 10 TO 12 | 57 yr 5 mo |
| Nov 2019 | 3 ROOM | S$363,000 | 732 sqft | S$496 | 07 TO 09 | 59 yr 6 mo |
| Feb 2019 | 3 ROOM | S$305,000 | 732 sqft | S$417 | 04 TO 06 | 60 yr 2 mo |
| Dec 2018 | 3 ROOM | S$319,000 | 732 sqft | S$436 | 01 TO 03 | 60 yr 4 mo |
| Nov 2018 | 3 ROOM | S$315,000 | 732 sqft | S$430 | 01 TO 03 | 60 yr 5 mo |
| Oct 2018 | 3 ROOM | S$310,000 | 732 sqft | S$424 | 01 TO 03 | 60 yr 6 mo |
| Sep 2018 | 4 ROOM | S$448,888 | 990 sqft | S$453 | 07 TO 09 | 60 yr 8 mo |
| Jul 2018 | 3 ROOM | S$358,000 | 732 sqft | S$489 | 10 TO 12 | 60 yr 10 mo |
| Mar 2018 | 3 ROOM | S$358,000 | 732 sqft | S$489 | 07 TO 09 | 61 yr 1 mo |
| Jan 2018 | 3 ROOM | S$360,000 | 732 sqft | S$492 | 04 TO 06 | 61 yr 4 mo |
| Oct 2017 | 3 ROOM | S$388,888 | 883 sqft | S$441 | 04 TO 06 | 61 yr 6 mo |
| Apr 2017 | 3 ROOM | S$385,000 | 883 sqft | S$436 | 04 TO 06 | 62 yrs |
| Apr 2017 | 3 ROOM | S$375,000 | 732 sqft | S$512 | 10 TO 12 | 62 yrs |
| May 2016 | 5 ROOM | S$638,800 | 1,464 sqft | S$436 | 01 TO 03 | 62 yrs |
| Apr 2016 | 3 ROOM | S$365,000 | 732 sqft | S$499 | 10 TO 12 | 63 yrs |
| Apr 2016 | 3 ROOM | S$321,000 | 732 sqft | S$439 | 04 TO 06 | 63 yrs |
| Jul 2015 | 3 ROOM | S$358,000 | 732 sqft | S$489 | 07 TO 09 | 63 yrs |
| Jun 2015 | 3 ROOM | S$320,000 | 732 sqft | S$437 | 07 TO 09 | 63 yrs |
| May 2015 | 3 ROOM | S$340,000 | 732 sqft | S$465 | 07 TO 09 | 63 yrs |
| May 2015 | 3 ROOM | S$340,000 | 732 sqft | S$465 | 07 TO 09 | 63 yrs |
| Mar 2014 | 3 ROOM | S$320,000 | 732 sqft | S$437 | 01 TO 03 | 64 yr 10 mo |
| Sep 2013 | 3 ROOM | S$426,000 | 883 sqft | S$483 | 07 TO 09 | 65 yr 4 mo |
| Feb 2013 | 3 ROOM | S$393,000 | 732 sqft | S$537 | 01 TO 03 | 65 yr 11 mo |
| Dec 2012 | 3 ROOM | S$365,000 | 732 sqft | S$499 | 04 TO 06 | 66 yr 1 mo |
| Aug 2012 | 3 ROOM | S$335,000 | 732 sqft | S$458 | 01 TO 03 | 66 yr 5 mo |
| Nov 2011 | 3 ROOM | S$362,000 | 732 sqft | S$495 | 07 TO 09 | 67 yr 2 mo |
| Oct 2011 | 3 ROOM | S$407,000 | 883 sqft | S$461 | 07 TO 09 | 67 yr 3 mo |
| Aug 2011 | 3 ROOM | S$338,000 | 732 sqft | S$462 | 01 TO 03 | 67 yr 5 mo |
| Apr 2011 | 3 ROOM | S$355,200 | 732 sqft | S$485 | 07 TO 09 | 67 yr 9 mo |
| Dec 2010 | 3 ROOM | S$335,000 | 732 sqft | S$458 | 04 TO 06 | 68 yr 1 mo |
Showing the 40 most recent of 186 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 408 Bedok Nth Ave 2
S$534
—1 sales7.9% yield
Blk 431A Bedok Nth Rd
S$944
+3.5%8 sales4.8% yield
Blk 410 Bedok Nth Ave 2
S$622
+1.7%1 sales7.9% yield
Blk 218 Bedok Nth St 1
S$546
-8.1%1 sales7.7% yield
Blk 406 Bedok Nth Ave 3
S$590
-6.3%1 sales6.2% yield
Blk 430A Bedok Nth Rd
S$946
+3.8%8 sales5.2% yield
Blk 217 Bedok Nth St 1
S$612
+2.7%1 sales8.0% yield
Blk 213 Bedok Nth St 1
S$665
+3.3%5 sales7.2% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.