Blk 416 Bedok Nth Ave 2
BEDOK NTH AVE 2 · BEDOK · Singapore 460416 · D16
Median PSF · 12m
S$535
Median price · 12m
S$530K
Latest sale
S$530K
Mar 2026
1-year change
-9.2%
Sales · 12m
1
215 all time
Gross yield
6.40%
7 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
- +30.2%
- Annualised
- +11.1%
- Transactions
- 18
- 1 year
- -9.2%
- 3 years p.a.
- -0.8%
- 5 years p.a.
- +4.1%
- Median size
- 721 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 416 Bedok Nth Ave 2 | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$535 | S$571 | -6.2% |
| Median price | S$530K | S$538K | -1.5% |
| Gross rental yield | 6.40% | 7.10% | -0.7 pts |
| 1-year price change | -9.2% | -1.6% | -7.6 pts |
This development trades about 6% below 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$2,800
Contracts · 12m
7
Implied annual rent
S$34K
Gross yield
6.40%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 7 | S$2,800 |
Investment analysis
Investment score 42 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
42/100
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.
- Supply riskweight 10%62
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%60
How its median price per square foot compares with its own district.
- Rental yieldweight 20%55
Gross yield against every other development in its segment.
- Locationweight 15%44
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok MRT at 510 m.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%7
Three-year annualised change in median PSF, or one year where three is unavailable.
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 MRT510 m
- Bedok Reservoir MRT940 m
- Bedok North MRT1.5 km
- Tanah Merah MRT1.7 km
Schools within 2 km
- Fengshan Primary Schoolprimary190 m
- Yu Neng Primary Schoolprimary630 m
- Red Swastika Schoolprimary670 m
- Bedok Green Secondary Schoolsecondary (s1-s5)830 m
- Bedok Green Primary Schoolprimary1.0 km
- Damai Secondary Schoolsecondary (s1-s5)1.0 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.7 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 |
|---|---|---|---|---|---|---|
| Mar 2026 | 4 ROOM | S$530,000 | 990 sqft | S$535 | 04 TO 06 | 51 yr 9 mo |
| Nov 2024 | 3 ROOM | S$520,000 | 883 sqft | S$589 | 01 TO 03 | 53 yr 1 mo |
| Mar 2024 | 3 ROOM | S$399,000 | 721 sqft | S$553 | 04 TO 06 | 53 yr 9 mo |
| Aug 2023 | 3 ROOM | S$405,000 | 721 sqft | S$562 | 07 TO 09 | 54 yr 4 mo |
| Jul 2023 | 3 ROOM | S$400,000 | 721 sqft | S$555 | 07 TO 09 | 54 yr 5 mo |
| Jun 2023 | 4 ROOM | S$518,000 | 990 sqft | S$523 | 04 TO 06 | 54 yr 5 mo |
| Jan 2023 | 3 ROOM | S$390,000 | 721 sqft | S$541 | 07 TO 09 | 54 yr 11 mo |
| Dec 2021 | 3 ROOM | S$335,000 | 721 sqft | S$465 | 07 TO 09 | 56 yrs |
| Nov 2021 | 3 ROOM | S$360,000 | 721 sqft | S$499 | 04 TO 06 | 56 yr 1 mo |
| Nov 2021 | 3 ROOM | S$355,000 | 721 sqft | S$492 | 07 TO 09 | 56 yr 1 mo |
| Oct 2021 | 3 ROOM | S$350,000 | 721 sqft | S$485 | 07 TO 09 | 56 yr 2 mo |
| Oct 2021 | 3 ROOM | S$345,000 | 721 sqft | S$478 | 07 TO 09 | 56 yr 1 mo |
| Sep 2021 | 3 ROOM | S$355,000 | 721 sqft | S$492 | 07 TO 09 | 56 yr 3 mo |
| Sep 2021 | 3 ROOM | S$320,000 | 721 sqft | S$444 | 01 TO 03 | 56 yr 3 mo |
| Aug 2021 | 3 ROOM | S$350,000 | 721 sqft | S$485 | 07 TO 09 | 56 yr 4 mo |
| Apr 2021 | 3 ROOM | S$310,000 | 721 sqft | S$430 | 04 TO 06 | 56 yr 8 mo |
| Jan 2021 | 3 ROOM | S$305,000 | 721 sqft | S$423 | 01 TO 03 | 56 yr 11 mo |
| Jan 2021 | 3 ROOM | S$288,000 | 721 sqft | S$399 | 01 TO 03 | 56 yr 11 mo |
| Jun 2020 | 3 ROOM | S$304,000 | 721 sqft | S$422 | 07 TO 09 | 57 yr 6 mo |
| Aug 2019 | 3 ROOM | S$302,000 | 721 sqft | S$419 | 04 TO 06 | 58 yr 3 mo |
| Jun 2019 | 3 ROOM | S$303,000 | 721 sqft | S$420 | 07 TO 09 | 58 yr 5 mo |
| Apr 2019 | 3 ROOM | S$345,000 | 883 sqft | S$391 | 04 TO 06 | 58 yr 7 mo |
| Mar 2019 | 3 ROOM | S$340,000 | 883 sqft | S$385 | 07 TO 09 | 58 yr 9 mo |
| Mar 2018 | 3 ROOM | S$330,000 | 721 sqft | S$458 | 01 TO 03 | 59 yr 9 mo |
| Oct 2017 | 3 ROOM | S$399,000 | 883 sqft | S$452 | 01 TO 03 | 60 yr 2 mo |
| Mar 2017 | 3 ROOM | S$348,000 | 721 sqft | S$483 | 07 TO 09 | 60 yr 8 mo |
| Oct 2016 | 3 ROOM | S$350,000 | 721 sqft | S$485 | 07 TO 09 | 61 yrs |
| Oct 2016 | 3 ROOM | S$320,000 | 721 sqft | S$444 | 04 TO 06 | 61 yrs |
| Jun 2016 | 3 ROOM | S$350,000 | 721 sqft | S$485 | 07 TO 09 | 61 yrs |
| Jun 2016 | 3 ROOM | S$330,000 | 721 sqft | S$458 | 04 TO 06 | 61 yrs |
| Dec 2015 | 3 ROOM | S$296,000 | 721 sqft | S$410 | 07 TO 09 | 61 yrs |
| Nov 2013 | 3 ROOM | S$380,000 | 721 sqft | S$527 | 07 TO 09 | 63 yr 2 mo |
| Oct 2013 | 3 ROOM | S$440,000 | 883 sqft | S$499 | 07 TO 09 | 63 yr 3 mo |
| Aug 2013 | 3 ROOM | S$378,000 | 721 sqft | S$524 | 07 TO 09 | 63 yr 5 mo |
| Jun 2013 | 3 ROOM | S$363,000 | 721 sqft | S$503 | 07 TO 09 | 63 yr 7 mo |
| May 2013 | 3 ROOM | S$386,000 | 721 sqft | S$535 | 07 TO 09 | 63 yr 8 mo |
| Jan 2013 | 3 ROOM | S$387,000 | 721 sqft | S$537 | 04 TO 06 | 64 yrs |
| Nov 2012 | 3 ROOM | S$372,000 | 721 sqft | S$516 | 01 TO 03 | 64 yr 2 mo |
| Oct 2012 | 3 ROOM | S$366,000 | 721 sqft | S$508 | 04 TO 06 | 64 yr 3 mo |
| Jun 2012 | 5 ROOM | S$703,888 | 1,442 sqft | S$488 | 04 TO 06 | 64 yr 7 mo |
Showing the 40 most recent of 215 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 418 Bedok Nth Ave 2
S$589
-2.4%4 sales7.4% yield
Blk 417 Bedok Nth Ave 2
S$652
+4.4%2 sales5.3% yield
Blk 412 Bedok Nth Ave 2
S$589
-6.8%3 sales7.1% yield
Blk 410 Bedok Nth Ave 2
S$622
+1.7%1 sales7.9% yield
Blk 415 Bedok Nth Ave 2
S$514
+1.2%1 sales7.1% yield
Blk 421 Bedok Nth Rd
S$551
-6.7%1 sales7.1% yield
Blk 414 Bedok Nth Ave 2
S$547
+0.1%2 sales6.5% yield
Blk 422 Bedok Nth Rd
S$572
-0.4%2 sales8.0% 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.