Blk 89 Bedok Nth St 4
BEDOK NTH ST 4 · BEDOK · Singapore 460089 · D16
Median PSF · 12m
S$556
Median price · 12m
S$401K
Latest sale
S$401K
Jul 2026
1-year change
+0.5%
Sales · 12m
1
78 all time
Gross yield
8.42%
1 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
- +21.0%
- Annualised
- +13.6%
- Transactions
- 8
- 1 year
- +0.5%
- 3 years p.a.
- +4.8%
- 5 years p.a.
- —
- 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 89 Bedok Nth St 4 | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$556 | S$571 | -2.6% |
| Median price | S$401K | S$538K | -25.5% |
| Gross rental yield | 8.42% | 7.10% | +1.3 pts |
| 1-year price change | +0.5% | -1.6% | +2.0 pts |
This development trades broadly in line with the D16 median.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,600
Contracts · 12m
1
Implied annual rent
S$43K
Gross yield
8.42%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 1 | S$3,600 |
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%94
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%61
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%49
How its median price per square foot compares with its own district.
- Locationweight 15%42
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok Reservoir MRT at 710 m.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
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 Reservoir MRT710 m
- Tanah Merah MRT1.0 km
- Tanah Merah Interchange MRT1.1 km
- Bedok MRT1.3 km
Schools within 2 km
- Anglican High Schoolsecondary (s1-s4)390 m
- Bedok Green Secondary Schoolsecondary (s1-s5)420 m
- Red Swastika Schoolprimary430 m
- St. Anthony'S Canossian Primary Schoolprimary440 m
- St. Anthony'S Canossian Secondary Schoolsecondary (s1-s5)510 m
- Yu Neng Primary Schoolprimary680 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.0 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 3 ROOM | S$400,888 | 721 sqft | S$556 | 01 TO 03 | 50 yr 9 mo |
| Apr 2025 | 4 ROOM | S$530,000 | 958 sqft | S$553 | 04 TO 06 | 52 yr 1 mo |
| Dec 2023 | 3 ROOM | S$400,000 | 721 sqft | S$555 | 01 TO 03 | 53 yr 4 mo |
| Nov 2022 | 3 ROOM | S$348,000 | 721 sqft | S$483 | 04 TO 06 | 54 yr 6 mo |
| Oct 2022 | 3 ROOM | S$348,000 | 721 sqft | S$483 | 04 TO 06 | 54 yr 7 mo |
| Sep 2022 | 3 ROOM | S$366,000 | 721 sqft | S$508 | 01 TO 03 | 54 yr 8 mo |
| Jan 2022 | 3 ROOM | S$340,000 | 721 sqft | S$471 | 04 TO 06 | 55 yr 4 mo |
| Jan 2022 | 3 ROOM | S$322,500 | 721 sqft | S$447 | 04 TO 06 | 55 yr 4 mo |
| Nov 2018 | 4 ROOM | S$360,000 | 958 sqft | S$376 | 01 TO 03 | 58 yr 6 mo |
| Apr 2018 | 3 ROOM | S$285,000 | 721 sqft | S$395 | 04 TO 06 | 59 yrs |
| Feb 2018 | 3 ROOM | S$275,000 | 721 sqft | S$381 | 04 TO 06 | 59 yr 3 mo |
| Jan 2018 | 3 ROOM | S$318,000 | 883 sqft | S$360 | 01 TO 03 | 59 yr 3 mo |
| Jun 2017 | 3 ROOM | S$310,000 | 721 sqft | S$430 | 04 TO 06 | 59 yr 10 mo |
| Sep 2016 | 3 ROOM | S$283,000 | 721 sqft | S$392 | 04 TO 06 | 60 yrs |
| Apr 2016 | 3 ROOM | S$285,000 | 721 sqft | S$395 | 04 TO 06 | 61 yrs |
| Feb 2015 | 3 ROOM | S$290,000 | 721 sqft | S$402 | 01 TO 03 | 62 yrs |
| Dec 2014 | 3 ROOM | S$288,000 | 721 sqft | S$399 | 01 TO 03 | 62 yr 1 mo |
| Sep 2014 | 4 ROOM | S$360,000 | 958 sqft | S$376 | 01 TO 03 | 62 yr 4 mo |
| Jul 2014 | 3 ROOM | S$305,000 | 721 sqft | S$423 | 01 TO 03 | 62 yr 6 mo |
| May 2014 | 4 ROOM | S$425,000 | 958 sqft | S$444 | 01 TO 03 | 62 yr 8 mo |
| May 2013 | 3 ROOM | S$330,000 | 721 sqft | S$458 | 01 TO 03 | 63 yr 8 mo |
| Sep 2012 | 3 ROOM | S$328,000 | 721 sqft | S$455 | 04 TO 06 | 64 yr 4 mo |
| Mar 2012 | 3 ROOM | S$307,000 | 721 sqft | S$426 | 01 TO 05 | 64 yr 10 mo |
| Jan 2012 | 4 ROOM | S$413,000 | 958 sqft | S$431 | 04 TO 06 | 65 yrs |
| Nov 2011 | 3 ROOM | S$300,000 | 721 sqft | S$416 | 04 TO 06 | 65 yr 2 mo |
| Jun 2011 | 4 ROOM | S$390,000 | 958 sqft | S$407 | 04 TO 06 | 65 yr 7 mo |
| Feb 2011 | 3 ROOM | S$272,000 | 721 sqft | S$377 | 01 TO 03 | 65 yr 11 mo |
| Jul 2010 | 3 ROOM | S$250,000 | 721 sqft | S$347 | 04 TO 06 | 66 yr 6 mo |
| May 2010 | 3 ROOM | S$295,000 | 883 sqft | S$334 | 01 TO 03 | 66 yr 8 mo |
| May 2009 | 4 ROOM | S$292,777 | 958 sqft | S$306 | 01 TO 03 | 67 yr 8 mo |
| Apr 2009 | 3 ROOM | S$181,000 | 721 sqft | S$251 | 04 TO 06 | 67 yr 9 mo |
| Feb 2009 | 3 ROOM | S$196,000 | 721 sqft | S$272 | 04 TO 06 | 67 yr 11 mo |
| Nov 2008 | 3 ROOM | S$197,000 | 721 sqft | S$273 | 01 TO 03 | 68 yr 2 mo |
| Jun 2007 | 3 ROOM | S$148,000 | 721 sqft | S$205 | 04 TO 06 | 69 yr 7 mo |
| Dec 2005 | 3 ROOM | S$156,500 | 721 sqft | S$217 | 01 TO 03 | 71 yr 1 mo |
| Nov 2004 | 4 ROOM | S$218,000 | 958 sqft | S$228 | 01 TO 03 | 72 yr 2 mo |
| Nov 2003 | 3 ROOM | S$182,000 | 883 sqft | S$206 | 01 TO 03 | 73 yr 2 mo |
| Dec 2002 | 3 ROOM | S$137,800 | 721 sqft | S$191 | 01 TO 03 | 74 yr 1 mo |
| Feb 2002 | 4 ROOM | S$180,000 | 958 sqft | S$188 | 04 TO 06 | 74 yr 11 mo |
| Sep 2001 | 3 ROOM | S$136,000 | 721 sqft | S$189 | 04 TO 06 | 75 yr 4 mo |
Showing the 40 most recent of 78 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 86 Bedok Nth St 4
S$492
—1 sales
Blk 103 Bedok Nth Ave 4
S$552
+7.3%5 sales7.7% yield
Blk 84 Bedok Nth St 4
S$534
-3.7%1 sales7.8% yield
Blk 116 Bedok Nth Rd
S$559
-2.4%5 sales7.6% yield
Blk 115 Bedok Nth Rd
S$565
-0.4%4 sales6.1% yield
Blk 102 Bedok Nth Ave 4
S$523
+2.4%4 sales7.8% yield
Blk 117 Bedok Nth Rd
S$535
+4.0%6 sales7.6% yield
Blk 104 Bedok Nth Ave 4
S$538
-9.8%3 sales7.8% 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.