Blk 416 Bedok Nth Ave 2
Completed 1978 · 9 storeys · 156 flats · 51 years 09 months remaining · 26 resale transactions on record · median household income in Bedok: $9,500/mo
9 storeys · completed 1978 · shops below
What the record shows
In this block, 3-room flats from floor 6 up have sold for a median of $355,000 — $65,000 less than floors 3 and below, same flat type, same block.
This block crossed 60 years remaining in 2017 — the line where CPF usage rules tighten for buyers. In Bedok over the last two years, flats below that line sold at a median 22% below their younger neighbours' PSF (1,733 sales).
A 5-room on Bedok Nth Ave 2 has already fetched $950,000 — 95% of the way to a million-dollar flat.
Across Bedok, roughly 940 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 — new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months — official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Bedok median | Gross yield | Rented |
|---|---|---|---|---|---|
| 3-ROOM | $2,800/mo | $2,300–$3,100 | $2,800/mo | — | 8 |
| 4-ROOM | $2,800/mo | $2,800–$2,800 | $3,300/mo | — | 1 |
Price trend
median PSF by year · ━ this block · ╌ Bedok · gaps = years with no sales here
Every recent sale HDB official record, latest 26
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Mar 2026 | 4 ROOM | 04 to 06 | 92 | $530,000 | $535 | 51y 09m |
| Nov 2024 | 3 ROOM | 01 to 03 | 82 | $520,000 | $589 | 53y 01m |
| Mar 2024 | 3 ROOM | 04 to 06 | 67 | $399,000 | $553 | 53y 09m |
| Aug 2023 | 3 ROOM | 07 to 09 | 67 | $405,000 | $562 | 54y 04m |
| Jul 2023 | 3 ROOM | 07 to 09 | 67 | $400,000 | $555 | 54y 05m |
| Jun 2023 | 4 ROOM | 04 to 06 | 92 | $518,000 | $523 | 54y 05m |
| Jan 2023 | 3 ROOM | 07 to 09 | 67 | $390,000 | $541 | 54y 11m |
| Dec 2021 | 3 ROOM | 07 to 09 | 67 | $335,000 | $465 | 56y |
| Nov 2021 | 3 ROOM | 04 to 06 | 67 | $360,000 | $499 | 56y 01m |
| Nov 2021 | 3 ROOM | 07 to 09 | 67 | $355,000 | $492 | 56y 01m |
| Oct 2021 | 3 ROOM | 07 to 09 | 67 | $345,000 | $478 | 56y 01m |
| Oct 2021 | 3 ROOM | 07 to 09 | 67 | $350,000 | $485 | 56y 02m |
| Sept 2021 | 3 ROOM | 07 to 09 | 67 | $355,000 | $492 | 56y 03m |
| Sept 2021 | 3 ROOM | 01 to 03 | 67 | $320,000 | $444 | 56y 03m |
| Aug 2021 | 3 ROOM | 07 to 09 | 67 | $350,000 | $485 | 56y 04m |
| Apr 2021 | 3 ROOM | 04 to 06 | 67 | $310,000 | $430 | 56y 08m |
| Jan 2021 | 3 ROOM | 01 to 03 | 67 | $305,000 | $423 | 56y 11m |
| Jan 2021 | 3 ROOM | 01 to 03 | 67 | $288,000 | $399 | 56y 11m |
| Jun 2020 | 3 ROOM | 07 to 09 | 67 | $304,000 | $422 | 57y 06m |
| Aug 2019 | 3 ROOM | 04 to 06 | 67 | $302,000 | $419 | 58y 03m |
| Jun 2019 | 3 ROOM | 07 to 09 | 67 | $303,000 | $420 | 58y 05m |
| Apr 2019 | 3 ROOM | 04 to 06 | 82 | $345,000 | $391 | 58y 07m |
| Mar 2019 | 3 ROOM | 07 to 09 | 82 | $340,000 | $385 | 58y 09m |
| Mar 2018 | 3 ROOM | 01 to 03 | 67 | $330,000 | $458 | 59y 09m |
| Oct 2017 | 3 ROOM | 01 to 03 | 82 | $399,000 | $452 | 60y 02m |
| Mar 2017 | 3 ROOM | 07 to 09 | 67 | $348,000 | $483 | 60y 08m |
Who lives in Bedok
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address — distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Condos nearby
The private premium, measured: the nearest condo trades at 3.2×this block’s PSF.
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