Blk 91 Bedok Nth St 4
BEDOK NTH ST 4 · BEDOK · Singapore 460091 · D16
Median PSF · 12m
S$510
Median price · 12m
S$500K
Latest sale
S$500K
Dec 2025
1-year change
+2.9%
Sales · 12m
1
156 all time
Gross yield
6.43%
2 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
- +59.5%
- Annualised
- +30.6%
- Transactions
- 8
- 1 year
- +2.9%
- 3 years p.a.
- —
- 5 years p.a.
- +7.6%
- Median size
- 1,259 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 91 Bedok Nth St 4 | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$510 | S$571 | -10.5% |
| Median price | S$500K | S$538K | -7.1% |
| Gross rental yield | 6.43% | 7.10% | -0.7 pts |
| 1-year price change | +2.9% | -1.6% | +4.4 pts |
This development trades about 11% 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$3,400
Contracts · 12m
2
Implied annual rent
S$41K
Gross yield
6.43%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 2 | S$3,400 |
Investment analysis
Investment score 46 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
46/100
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.
- Valuationweight 22%74
How its median price per square foot compares with its own district.
- Supply riskweight 10%62
Upcoming units recorded in the same district. Higher score means less competing supply.
- Rental yieldweight 20%56
Gross yield against every other development in its segment.
- Price momentumweight 18%31
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%25
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tanah Merah MRT at 860 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
- Tanah Merah MRT860 m
- Bedok Reservoir MRT910 m
- Tanah Merah Interchange MRT930 m
- Tampines West MRT1.4 km
Schools within 2 km
- Anglican High Schoolsecondary (s1-s4)230 m
- St. Anthony'S Canossian Primary Schoolprimary260 m
- St. Anthony'S Canossian Secondary Schoolsecondary (s1-s5)300 m
- Bedok Green Secondary Schoolsecondary (s1-s5)630 m
- Red Swastika Schoolprimary680 m
- Yu Neng Primary Schoolprimary930 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units770 m
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 |
|---|---|---|---|---|---|---|
| Dec 2025 | 4 ROOM | S$500,000 | 980 sqft | S$510 | 10 TO 12 | 51 yr 7 mo |
| Jan 2025 | 5 ROOM | S$625,000 | 1,259 sqft | S$496 | 07 TO 09 | 52 yr 7 mo |
| Sep 2022 | 5 ROOM | S$545,000 | 1,259 sqft | S$433 | 10 TO 12 | 54 yr 11 mo |
| Aug 2022 | 5 ROOM | S$530,000 | 1,259 sqft | S$421 | 04 TO 06 | 54 yr 11 mo |
| Apr 2022 | 4 ROOM | S$425,000 | 980 sqft | S$434 | 10 TO 12 | 55 yr 3 mo |
| Dec 2021 | 5 ROOM | S$510,000 | 1,259 sqft | S$405 | 07 TO 09 | 55 yr 8 mo |
| Feb 2021 | 5 ROOM | S$490,000 | 1,259 sqft | S$389 | 10 TO 12 | 56 yr 5 mo |
| Nov 2020 | 5 ROOM | S$403,000 | 1,259 sqft | S$320 | 01 TO 03 | 56 yr 7 mo |
| Sep 2020 | 5 ROOM | S$460,000 | 1,259 sqft | S$365 | 10 TO 12 | 56 yr 9 mo |
| Jun 2020 | 5 ROOM | S$435,000 | 1,259 sqft | S$345 | 07 TO 09 | 57 yr 1 mo |
| Jun 2018 | 5 ROOM | S$500,000 | 1,259 sqft | S$397 | 13 TO 15 | 59 yr 1 mo |
| Oct 2017 | 4 ROOM | S$428,000 | 980 sqft | S$437 | 10 TO 12 | 59 yr 8 mo |
| Feb 2017 | 5 ROOM | S$530,000 | 1,259 sqft | S$421 | 10 TO 12 | 60 yr 4 mo |
| Jan 2016 | 5 ROOM | S$507,500 | 1,259 sqft | S$403 | 04 TO 06 | 61 yrs |
| Sep 2015 | 5 ROOM | S$526,888 | 1,259 sqft | S$418 | 07 TO 09 | 61 yrs |
| Jan 2014 | 5 ROOM | S$560,000 | 1,259 sqft | S$445 | 04 TO 06 | 63 yrs |
| Oct 2013 | 5 ROOM | S$570,000 | 1,259 sqft | S$453 | 10 TO 12 | 63 yr 3 mo |
| Jan 2013 | 5 ROOM | S$530,000 | 1,259 sqft | S$421 | 04 TO 06 | 64 yrs |
| May 2012 | 4 ROOM | S$465,000 | 980 sqft | S$475 | 06 TO 10 | 64 yr 8 mo |
| Oct 2011 | 4 ROOM | S$440,000 | 958 sqft | S$459 | 04 TO 06 | 65 yr 3 mo |
| Aug 2011 | 5 ROOM | S$530,000 | 1,259 sqft | S$421 | 07 TO 09 | 65 yr 5 mo |
| Apr 2011 | 5 ROOM | S$493,000 | 1,259 sqft | S$391 | 01 TO 03 | 65 yr 9 mo |
| Aug 2010 | 5 ROOM | S$473,000 | 1,259 sqft | S$376 | 04 TO 06 | 66 yr 5 mo |
| May 2010 | 5 ROOM | S$467,000 | 1,259 sqft | S$371 | 10 TO 12 | 66 yr 8 mo |
| Oct 2009 | 5 ROOM | S$427,000 | 1,259 sqft | S$339 | 07 TO 09 | 67 yr 3 mo |
| Aug 2009 | 5 ROOM | S$425,000 | 1,259 sqft | S$337 | 10 TO 12 | 67 yr 5 mo |
| Aug 2009 | 4 ROOM | S$323,000 | 980 sqft | S$330 | 10 TO 12 | 67 yr 5 mo |
| Apr 2009 | 4 ROOM | S$309,000 | 958 sqft | S$323 | 10 TO 12 | 67 yr 9 mo |
| Mar 2009 | 5 ROOM | S$420,000 | 1,259 sqft | S$333 | 01 TO 03 | 67 yr 10 mo |
| Dec 2008 | 5 ROOM | S$420,000 | 1,259 sqft | S$333 | 01 TO 03 | 68 yr 1 mo |
| Jul 2008 | 5 ROOM | S$416,000 | 1,259 sqft | S$330 | 10 TO 12 | 68 yr 6 mo |
| Apr 2008 | 5 ROOM | S$375,000 | 1,259 sqft | S$298 | 10 TO 12 | 68 yr 9 mo |
| Dec 2007 | 5 ROOM | S$360,000 | 1,259 sqft | S$286 | 04 TO 06 | 69 yr 1 mo |
| Jun 2007 | 5 ROOM | S$295,000 | 1,259 sqft | S$234 | 04 TO 06 | 69 yr 7 mo |
| Sep 2006 | 5 ROOM | S$280,000 | 1,259 sqft | S$222 | 04 TO 06 | 70 yr 4 mo |
| Aug 2006 | 5 ROOM | S$300,000 | 1,259 sqft | S$238 | 10 TO 12 | 70 yr 5 mo |
| Apr 2006 | 5 ROOM | S$281,500 | 1,259 sqft | S$224 | 07 TO 09 | 70 yr 9 mo |
| Mar 2006 | 5 ROOM | S$280,000 | 1,259 sqft | S$222 | 07 TO 09 | 70 yr 10 mo |
| Nov 2005 | 5 ROOM | S$285,000 | 1,259 sqft | S$226 | 01 TO 03 | 71 yr 2 mo |
| Nov 2005 | 5 ROOM | S$280,000 | 1,259 sqft | S$222 | 10 TO 12 | 71 yr 2 mo |
Showing the 40 most recent of 156 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 90 Bedok Nth St 4
S$476
-3.2%1 sales7.2% yield
Blk 97 Bedok Nth Ave 4
S$512
-5.8%2 sales6.0% yield
Blk 96 Bedok Nth Ave 4
S$515
+3.1%4 sales6.1% yield
Blk 188C Bedok Nth St 4
S$844
-0.8%5 sales
Blk 188D Bedok Nth St 4
S$913
+5.6%2 sales4.8% yield
Blk 94E Bedok Nth Ave 4
S$655
—1 sales4.9% yield
Blk 92 Bedok Nth Ave 4
S$517
-8.8%2 sales8.1% yield
Blk 93 Bedok Nth Ave 4
S$532
0.0%4 sales7.7% 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.