Blk 420 Bedok Nth St 1
BEDOK NTH ST 1 · BEDOK · Singapore 460420 · D16
Median PSF · 12m
S$553
Median price · 12m
S$510K
Latest sale
S$395K
Aug 2026
1-year change
-8.8%
Sales · 12m
5
344 all time
Gross yield
7.57%
17 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
- +13.6%
- Annualised
- +3.3%
- Transactions
- 28
- 1 year
- -8.8%
- 3 years p.a.
- +4.6%
- 5 years p.a.
- +3.0%
- 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 420 Bedok Nth St 1 | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$553 | S$571 | -3.0% |
| Median price | S$510K | S$538K | -5.2% |
| Gross rental yield | 7.57% | 7.10% | +0.5 pts |
| 1-year price change | -8.8% | -1.6% | -7.2 pts |
This development trades about 3% 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$2,900
Contracts · 12m
17
Implied annual rent
S$35K
Gross yield
7.57%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 17 | S$2,900 |
Investment analysis
Investment score 64 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
64/100
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.
- Liquidityweight 15%87
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%83
Gross yield against every other development in its segment.
- Supply riskweight 10%62
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%57
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%50
How its median price per square foot compares with its own district.
- Locationweight 15%45
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok MRT at 420 m.
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 MRT420 m
- Bedok Reservoir MRT1.1 km
- Bedok North MRT1.4 km
- Tanah Merah MRT1.9 km
Schools within 2 km
- Fengshan Primary Schoolprimary390 m
- Yu Neng Primary Schoolprimary770 m
- Red Swastika Schoolprimary860 m
- Bedok Green Secondary Schoolsecondary (s1-s5)1.0 km
- Damai Secondary Schoolsecondary (s1-s5)1.0 km
- Opera Estate Primary Schoolprimary1.1 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.9 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$513,000 | 883 sqft | S$581 | 07 TO 09 | 51 yr 6 mo |
| Aug 2026 | 3 ROOM | S$395,000 | 732 sqft | S$540 | 10 TO 12 | 51 yr 5 mo |
| Jul 2026 | 4 ROOM | S$510,000 | 990 sqft | S$515 | 04 TO 06 | 51 yr 6 mo |
| Apr 2026 | 3 ROOM | S$405,000 | 732 sqft | S$553 | 10 TO 12 | 51 yr 10 mo |
| Jan 2026 | 3 ROOM | S$530,000 | 883 sqft | S$600 | 07 TO 09 | 52 yrs |
| Aug 2025 | 3 ROOM | S$470,000 | 732 sqft | S$642 | 10 TO 12 | 52 yr 6 mo |
| Aug 2025 | 3 ROOM | S$448,000 | 732 sqft | S$612 | 04 TO 06 | 52 yr 5 mo |
| Jul 2025 | 3 ROOM | S$450,000 | 732 sqft | S$615 | 01 TO 03 | 52 yr 6 mo |
| Mar 2025 | 3 ROOM | S$440,000 | 732 sqft | S$601 | 04 TO 06 | 52 yr 11 mo |
| Oct 2024 | 3 ROOM | S$490,000 | 883 sqft | S$555 | 10 TO 12 | 53 yr 4 mo |
| Oct 2024 | 3 ROOM | S$480,000 | 883 sqft | S$544 | 01 TO 03 | 53 yr 4 mo |
| Aug 2024 | 3 ROOM | S$420,000 | 732 sqft | S$574 | 04 TO 06 | 53 yr 6 mo |
| Aug 2024 | 3 ROOM | S$408,888 | 732 sqft | S$559 | 01 TO 03 | 53 yr 5 mo |
| Aug 2024 | 3 ROOM | S$400,000 | 732 sqft | S$546 | 01 TO 03 | 53 yr 7 mo |
| May 2024 | 3 ROOM | S$465,000 | 883 sqft | S$527 | 07 TO 09 | 53 yr 9 mo |
| Apr 2024 | 3 ROOM | S$418,000 | 732 sqft | S$571 | 10 TO 12 | 53 yr 10 mo |
| Nov 2023 | 3 ROOM | S$390,000 | 732 sqft | S$533 | 01 TO 03 | 54 yr 3 mo |
| Apr 2023 | 3 ROOM | S$385,000 | 732 sqft | S$526 | 10 TO 12 | 54 yr 11 mo |
| Jan 2023 | 3 ROOM | S$390,000 | 883 sqft | S$442 | 07 TO 09 | 55 yr 2 mo |
| Sep 2022 | 3 ROOM | S$428,000 | 732 sqft | S$585 | 10 TO 12 | 55 yr 5 mo |
| Jul 2022 | 3 ROOM | S$380,000 | 732 sqft | S$519 | 04 TO 06 | 55 yr 7 mo |
| May 2022 | 3 ROOM | S$380,000 | 732 sqft | S$519 | 04 TO 06 | 55 yr 8 mo |
| Mar 2022 | 3 ROOM | S$368,000 | 732 sqft | S$503 | 01 TO 03 | 55 yr 11 mo |
| Jan 2022 | 3 ROOM | S$372,000 | 732 sqft | S$508 | 01 TO 03 | 56 yr 1 mo |
| Dec 2021 | 3 ROOM | S$330,000 | 732 sqft | S$451 | 01 TO 03 | 56 yr 1 mo |
| Oct 2021 | 3 ROOM | S$380,000 | 732 sqft | S$519 | 07 TO 09 | 56 yr 4 mo |
| Sep 2021 | 3 ROOM | S$380,000 | 883 sqft | S$431 | 10 TO 12 | 56 yr 5 mo |
| Aug 2021 | 3 ROOM | S$380,000 | 732 sqft | S$519 | 07 TO 09 | 56 yr 6 mo |
| Jun 2021 | 3 ROOM | S$360,000 | 732 sqft | S$492 | 10 TO 12 | 56 yr 9 mo |
| Feb 2021 | 3 ROOM | S$380,000 | 883 sqft | S$431 | 07 TO 09 | 57 yrs |
| Feb 2021 | 3 ROOM | S$370,000 | 732 sqft | S$506 | 10 TO 12 | 57 yrs |
| Feb 2021 | 3 ROOM | S$350,000 | 732 sqft | S$478 | 10 TO 12 | 56 yr 11 mo |
| Jan 2021 | 3 ROOM | S$325,000 | 732 sqft | S$444 | 04 TO 06 | 57 yrs |
| Sep 2020 | 3 ROOM | S$348,000 | 732 sqft | S$475 | 10 TO 12 | 57 yr 4 mo |
| Jul 2020 | 3 ROOM | S$326,000 | 732 sqft | S$445 | 04 TO 06 | 57 yr 7 mo |
| Jun 2020 | 3 ROOM | S$288,000 | 732 sqft | S$393 | 04 TO 06 | 57 yr 8 mo |
| Dec 2019 | 3 ROOM | S$305,000 | 732 sqft | S$417 | 01 TO 03 | 58 yr 2 mo |
| Oct 2019 | 3 ROOM | S$320,000 | 732 sqft | S$437 | 10 TO 12 | 58 yr 3 mo |
| Aug 2019 | 3 ROOM | S$360,000 | 732 sqft | S$492 | 10 TO 12 | 58 yr 5 mo |
| Aug 2019 | 3 ROOM | S$315,000 | 732 sqft | S$430 | 04 TO 06 | 58 yr 5 mo |
Showing the 40 most recent of 344 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 421 Bedok Nth Rd
S$551
-6.7%1 sales7.1% yield
Blk 422 Bedok Nth Rd
S$572
-0.4%2 sales8.0% yield
Blk 419 Bedok Nth St 1
S$608
-1.7%4 sales7.6% yield
Blk 423 Bedok Nth Ave 1
S$575
-1.5%5 sales7.2% yield
Blk 418 Bedok Nth Ave 2
S$589
-2.4%4 sales7.4% yield
Blk 424 Bedok Nth Ave 1
S$603
+1.0%3 sales7.7% yield
Blk 417 Bedok Nth Ave 2
S$652
+4.4%2 sales5.3% yield
Blk 425 Bedok Nth Rd
S$575
-5.7%3 sales8.2% 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.