Type

Units

Min Area

Price Range

2 BR

721 sqft

S$350K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$350K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$70,000 on this acquisition.
Located 14 min (1.18 km) from DT30 Bedok Reservoir MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

86 Bedok North Street 4: HDB Living in Established East Singapore

86 Bedok North Street 4 represents a compelling opportunity within one of Singapore's most established and sought-after public housing corridors. Located in the heart of the Bedok residential precinct, this development sits at the intersection of urban convenience and neighbourhood stability, characteristics that have consistently underpinned property values across this eastern district for decades.

The development's positioning relative to Bedok Reservoir MRT Station (DT30) places residents within a 14-minute walking distance—approximately 1.18 kilometres—making daily commutes to central business districts and major employment nodes straightforward and efficient. This accessibility threshold has proven instrumental in sustaining rental demand and capital growth trajectories for residential properties throughout the Bedok corridor, as working professionals prioritise commute times when selecting homes.

Location and Transportation Connectivity

Bedok Reservoir MRT Station operates on the Downtown Line, linking residents directly to Bukit Panjang in the northwest and Marina Bay in the centre, with onward connections to all other lines via interchange stations. This routing eliminates the need for complicated multi-stage commutes for professionals working across Singapore's prime office districts. The station itself has undergone modernisation in recent years, improving passenger flow and amenities, which has subtly reinforced the desirability of properties within its catchment.

Beyond rail transit, the neighbourhood benefits from a comprehensive bus network servicing multiple routes that extend into satellite residential areas and connect to shopping centres, hospitals, and industrial estates. Residents enjoy optionality in their daily transport choices, a factor that prospective buyers frequently cite as material to long-term satisfaction and resale appeal.

Neighbourhood Character and Amenities

The Bedok precinct has evolved over several decades into one of Singapore's most complete residential ecosystems. Local shopping is anchored by established wet markets, coffee shops, and retail strips serving day-to-day needs, whilst larger shopping destinations lie within five to ten minutes' drive. Healthcare infrastructure is robust, with Bedok Reservoir having attracted a cluster of medical facilities and specialist clinics over the years.

Educational facilities pepper the surrounding landscape, including primary and secondary schools that draw families from across the district. The presence of established schools within walking or short cycling distance has consistently correlated with stronger holding power among young families and upgraders, segments that typically sustain baseline demand in the resale market.

The waterfront element of Bedok Reservoir itself provides recreational and lifestyle amenities rarely found in mature estates. The reservoir park hosts jogging trails, exercise stations, and open green spaces that enhance quality of life for residents and contribute to the neighbourhood's appeal beyond pure transactional metrics.

Physical Specifications and Unit Characteristics

Available units within the development span multiple bedroom configurations, accommodating diverse household compositions and life-stage requirements. Unit sizing typically falls within the 721 square feet range for two-bedroom configurations, representing the sweet spot in the HDB resale market where liquidity and rental appeal remain consistently strong. This floor area provides adequate living space for couples, small families, and investor-owner occupants without the footprint constraints of studio or one-bedroom units, nor the space inefficiency that emerges at larger configurations.

The two-bathroom provision within two-bedroom units has become increasingly standard in newer HDB stock, reflecting evolving lifestyle expectations around morning routines and guest accommodation. Properties offering this specification tend to command modest premiums in the resale market relative to older single-bathroom equivalents of similar size.

Pricing and Investment Considerations

Current asking prices for units at 86 Bedok North Street 4 commence from S$350,000, positioning the development within the accessible range for first-time buyers, upgraders transitioning from smaller flats, and investors seeking rental yield exposure in established precincts. Price per square foot metrics for this development align closely with recent comparable transactions across the eastern sector, reflecting market equilibrium rather than speculative uplift.

For investors evaluating this development as a rental asset, the proximity to Bedok Reservoir MRT Station underpins consistent tenant demand, particularly from young working professionals and small households seeking convenience over prestige location. Historical rental yield across comparable Bedok HDB stock has ranged between 3 and 4 percent gross annual return, though individual outcomes depend on lease length, unit configuration, and active tenancy management.

Second-property purchasers should factor in Additional Buyer's Stamp Duty at the current rate of 20% for Singapore Citizens acquiring a second residential property, materially increasing acquisition costs alongside the standard Buyer's Stamp Duty and legal disbursements. This fiscal weight typically prompts investor buyers to assess internal rate of return over medium to longer holding periods rather than expecting immediate yield sufficiency.

Lease Considerations and Resale Dynamics

HDB properties operate under statutory leasehold tenures, with most properties in the Bedok estate carrying 99-year leases. As flats within this development approach or progress beyond the mid-century mark of their lease term, resale dynamics become increasingly sensitive to lease decay. Financial institutions gradually reduce loan-to-value ratios for properties with remaining lease periods below 60 years, effectively constraining the buyer pool and exerting downward pressure on achieved selling prices. Current purchasers should factor lease progression into long-term ownership strategies and realise that capital appreciation may plateau or reverse in latter decades as the lease deteriorates.

Notwithstanding lease decay dynamics over multi-decade horizons, the underlying strength of the Bedok location and its transport accessibility has historically provided a floor beneath values, preventing the sharp depreciation observed in more peripheral estates. However, this localised resilience should not obscure the mathematical reality that leasehold properties with finite tenure ultimately approach zero intrinsic value as the lease expiration date approaches.

Financing and Purchase Feasibility

Prospective buyers financing purchases within the S$350,000 entry price point should expect loan approvals in the range of S$245,000 to S$280,000, depending on individual Total Debt Service Ratio (TDSR) thresholds and employment income verification. At prevailing mortgage rates, monthly principal and interest payments on S$260,000 financed over 25 years approximate S$1,300 to S$1,450, leaving material headroom within typical household budgets for HDB-eligible purchasers and representing a commensurate housing cost burden for first-time buyers.

The development's price architecture means that upgraders stepping up from one-bedroom or smaller flats will experience incremental monthly servicing costs that most working households can accommodate without material financial stress. This affordability characteristic has consistently buoyed demand for properties in this segment, supporting the resale market's relative stability compared to higher-priced developments.

Competitive Context within East Singapore

The Bedok housing market encompasses both newer Build-To-Order developments in adjacent precincts and mature resale stock across multiple years of HDB construction. Competing properties in immediate proximity offer similar floor areas, bedroom counts, and bathroom specifications, with pricing differentiation primarily reflecting lease age, storey height, unit stack positioning, and marginal variations in flat condition. 86 Bedok North Street 4 competes directly with other mature blocks in the immediate Bedok North area, where prices have stabilised around prevailing benchmark levels established by recent transacted comparables.

Newer BTO offerings in adjacent precincts command premia attributable to longer initial lease terms and contemporary finishes, though such properties typically command lower rental yields owing to their higher acquisition costs. Investors and upgraders must weigh the residual lease advantage of newer stock against the immediate availability and pricing accessibility of mature resale developments such as this.

Future Planning and District Evolution

The Bedok district continues to benefit from ongoing infrastructure investments, including planned improvements to transport interchange facilities and cycleway networks that enhance overall liveability. The Singapore Master Plan 2019 identifies Bedok as a strategically important residential node within the broader eastern growth corridor, suggesting that policy support and continued investment should sustain the neighbourhood's appeal over medium-term planning horizons. However, supply-side dynamics indicate that future BTO launches in proximate locations may introduce competitive pressure on resale prices, particularly for older stock without compensating advantages in lease length or physical condition.

Suitability Across Buyer Segments

First-time buyers will find 86 Bedok North Street 4 particularly accessible, combining affordable entry pricing with established neighbourhood characteristics and proven resale liquidity. The transport connectivity removes commute anxiety that often constrains first-time buyer decision-making, allowing purchasers to focus on building equity rather than managing complex transport logistics.

Upgraders transitioning from smaller flats benefit from the modest step-up in price and floor area, allowing household composition changes to be accommodated without excessive financial leverage. The established amenities profile means that such buyers face minimal risk of neighbourhood deterioration or infrastructure inadequacy, reducing execution risk in what constitutes a material financial commitment.

Investors pursuing cash yield strategies will appreciate the rental market depth across the Bedok corridor, where tenant demand remains consistently robust across multiple household segments. However, yield seekers should model medium-term holding periods of seven to ten years or longer to absorb acquisition friction costs and offset lease decay dynamics, rather than adopting short-term trading mentalities.

High-net-worth buyers seeking diversification into Singapore residential real estate will find limited appeal in this development, as property characteristics and price points align more closely with mass-market buyer preferences than premium segment positioning. Such purchasers typically gravitate toward freehold tenure, centrally located precincts, or new luxury developments.

Conclusion

86 Bedok North Street 4 exemplifies the enduring appeal of established HDB precincts offering reliable transport accessibility, mature amenity infrastructure, and affordable entry points within Singapore's housing ladder. The development serves as a practical acquisition target for first-time buyers and upgraders prioritising commute convenience and neighbourhood stability, whilst offering measured rental yield potential for investors with medium-term outlooks. Prospective purchasers should conduct thorough due diligence around lease progression, local comparable pricing, and personal financing capacity before proceeding to commitment, ensuring that this acquisition aligns with both immediate housing needs and longer-term investment objectives.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at 86 Bedok North Street 4?

Historical rental yield data for comparable HDB properties in the Bedok precinct typically ranges between 3 and 4 percent gross annual return, though actual outcomes depend on individual flat configuration, lease tenure, tenant selection, and active management practices. A two-bedroom unit purchased at S$350,000 generating monthly rent in the region of S$900 to S$1,150 would produce gross yields within this band. Investors should note that securing tenants for HDB properties in Bedok remains relatively straightforward owing to the neighbourhood's strong transport connectivity and established amenities, meaning vacancy rates tend to remain low compared to properties in less accessible locations. However, investors must account for acquisition costs including stamp duty and legal fees, which meaningfully reduce net yield in the initial years and necessitate medium-term holding periods of seven to ten years or longer to justify the investment case.

How does pricing per square foot at this development compare to recent HDB transactions in the Bedok area?

Recent comparable transactions for two-bedroom HDB flats in central Bedok have traded at price points ranging from approximately S$480 to S$550 per square foot, depending on lease age, storey level, and unit condition. 86 Bedok North Street 4, priced from S$350,000 for 721 square feet, translates to approximately S$485 per square foot, positioning the development squarely within the prevailing market range for this precinct. This alignment suggests that pricing reflects genuine market equilibrium rather than speculative premium or distressed positioning, providing prospective buyers with confidence that acquisition costs align with underlying property fundamentals. Buyers should verify recent sold prices for specific blocks and street frontages within the immediate vicinity to confirm whether micro-location factors support marginal pricing variations.

What are the Additional Buyer's Stamp Duty implications for Singapore Citizens purchasing a second residential property at this development?

Singapore Citizens acquiring a second residential property face Additional Buyer's Stamp Duty at the current statutory rate of 20% calculated on the purchase price, payable in addition to standard Buyer's Stamp Duty and legal disbursements. For a second-property purchase at S$350,000, ABSD liability would total S$70,000, materially increasing total acquisition costs alongside the standard Buyer's Stamp Duty of approximately S$7,000 and legal fees in the region of S$1,500 to S$2,500. This aggregate friction cost of approximately S$78,500 to S$79,500 represents roughly 22 to 23 percent of the purchase price, demanding that investor-buyers carefully model internal rate of return over sufficiently long holding periods to justify the acquisition. Second-property purchasers should factor this substantial upfront cost into their investment thesis and ensure that projected rental income and capital appreciation assumptions support the carrying cost of this fiscal burden.

How does lease decay risk impact the long-term resale value and financing availability for properties at 86 Bedok North Street 4?

HDB properties in the Bedok estate typically carry 99-year leases, meaning properties in this development will progressively decay in legal tenure as years accumulate. Financial institutions progressively reduce loan-to-value ratios for properties with remaining lease terms below 60 years, implying that purchasers acquiring properties today and retaining them for 40+ years may encounter financing constraints when attempting to sell, as prospective buyer-mortgagors struggle to secure institutional lending. Beyond financing constraints, resale values typically experience measurable depreciation as lease periods contract below the 60-year threshold, as the finite remaining tenure materially reduces utility and economic value to subsequent owners. Current purchasers should realistically expect that properties acquired today will experience capital appreciation during the initial two to three decades of ownership, but may plateau or decline in absolute terms as the lease-end approaches, particularly in the final 20 to 30 years of the lease term. This dynamic does not eliminate the investment case for current buyers, but must inform long-term planning horizons and exit strategies.

How does proximity to Bedok Reservoir MRT Station (DT30) influence long-term demand and capital appreciation for properties at this development?

Transport accessibility has consistently proven to be one of the most powerful drivers of sustained demand and capital appreciation across Singapore's HDB market, and the 14-minute walk to Bedok Reservoir MRT Station at 86 Bedok North Street 4 positions the development within the optimal accessibility threshold that professionals and households prize. The Downtown Line connection to Bukit Panjang and Marina Bay, with onward network access, eliminates commute friction that might otherwise constrain buyer appeal, supporting baseline demand across economic cycles and housing market phases. Empirical analysis of comparable HDB precincts demonstrates that properties within 15 minutes' walk of major MRT stations consistently outperform properties requiring 25+ minute walks in both rental demand and capital appreciation trajectories, suggesting that this development's transport positioning provides a structural support to values. However, future supply-side dynamics, particularly BTO launches in adjacent precincts, may introduce competitive pricing pressure, meaning that transport advantage alone will not insulate older stock from relative depreciation if newer alternatives with longer leases become available at similar or lower prices.

Is 86 Bedok North Street 4 suitable for first-time homebuyers, and what are the key advantages and considerations?

This development represents an exceptionally well-suited acquisition target for first-time homebuyers, combining affordable entry pricing from S$350,000, established neighbourhood infrastructure, and proven transport connectivity that eliminates commute anxiety frequently cited by first-time purchasers as a constraint on decision-making. The two-bedroom, two-bathroom floor plan accommodates evolving household needs without excessive spatial inefficiency, and rental market depth across the Bedok precinct means that if circumstances change and owner-occupancy becomes unfeasible, transitioning to rental tenancy remains straightforward. First-time buyers should note that HDB financing through the Housing and Development Board offers substantial advantages relative to private property mortgages, including longer loan tenures up to 25 years, more generous loan-to-value ratios, and eligibility for Central Provident Fund contributions toward mortgage servicing. The principal consideration for first-time buyers centres on lease tenure and longer-term resale positioning; whilst the 99-year lease is standard for Bedok HDB stock and poses minimal immediate concern, first-time buyers should understand that this property will ultimately experience lease decay dynamics in subsequent decades, requiring medium-term ownership horizons of at least 15 to 20 years to realise full equity appreciation potential.

What monthly mortgage servicing costs and TDSR headroom should first-time and upgrader buyers anticipate at typical price points for this development?

Prospective buyers financing purchases at the S$350,000 entry price point should expect HDB loan approvals in the range of S$245,000 to S$280,000, depending on individual Total Debt Service Ratio thresholds and verified employment income. At prevailing mortgage interest rates typically ranging from 2.6 to 2.8 percent, monthly principal and interest payments on a S$260,000 loan over 25 years approximate S$1,300 to S$1,450, representing a meaningful but manageable housing cost burden for HDB-eligible purchasers. First-time buyers with combined household incomes of S$5,000 to S$6,000 monthly would typically qualify for loan approvals covering this price range, leaving material TDSR headroom—generally defined as the percentage of gross income committed to all debt servicing, with HDB conventionally capping this at 50 percent—for other financial obligations and savings accumulation. Upgraders stepping up from smaller flats should expect incremental monthly servicing costs of S$300 to S$500 relative to their previous housing costs, representing modest increases that most working households can accommodate without material financial stress. Current buyers should model these servicing costs against personal income documentation, existing debt commitments, and anticipated household expense patterns to confirm financing feasibility and comfortable leverage ratios.

How does 86 Bedok North Street 4 compare to competing HDB developments in the immediate Bedok vicinity?

The Bedok housing market encompasses numerous mature HDB blocks in immediate proximity to 86 Bedok North Street 4, with competing properties typically offering similar two-bedroom, two-bathroom configurations and floor areas within the 700 to 750 square feet range. Price differentiation across these competing blocks primarily reflects lease age—with blocks completed in the same construction era commanding broadly similar prices—plus marginal variations in physical condition, storey positioning, and unit stack configuration. 86 Bedok North Street 4 competes directly with other Bedok North blocks in the immediate postcode, with recent comparable transactions establishing benchmark pricing around S$480 to S$550 per square foot, consistent with this development's pricing. Nearby BTO launches in adjacent precincts such as Bedok Reservoir or Kampung Glam may offer competing products with longer initial lease terms and contemporary finishes, though such properties typically command 15 to 25 percent price premia and generate lower rental yields owing to higher acquisition costs. Buyers comparing this development to competing options should prioritise immediate availability and transaction convenience against the marginal advantages of newer stock with longer leases, assessing whether the price premium justifies reduced lease decay risk.

Which unit stacks, storey levels, or floor configurations within the development typically offer optimal value propositions?

Within HDB developments generally, lower-storey flats—typically ground to third storey—command modest discounts relative to mid-rise units, reflecting perceived security concerns and reduced natural light exposure, though these discounts have narrowed considerably in recent years as building security standards have improved. Mid-rise units spanning storeys four through ten typically command the highest price premiums, as these positions balance light and ventilation exposure with reduced maintenance liabilities and noise from street-level activity. Higher-storey units above the 15th storey occasionally attract premiums from buyers prioritising unobstructed views and reduced ambient noise, though such premiums frequently prove uneconomical when modelled against marginal cost increments, suggesting that mid-storey positioning offers optimal value. Within 86 Bedok North Street 4 specifically, buyers seeking value should focus on mid-storey unit positions in the range of floors four through ten, which balance physical amenity advantages with pricing efficiency relative to corner units or prime-facing positions. Unit stack positioning relative to the common stairwell and lift core should also be considered, as units positioned furthest from vertical circulation often experience reduced foot traffic and ambient noise, potentially commanding modest premiums—though this consideration remains secondary to storey-level and floor-area primacy in driving resale value.

What future supply pipeline and district development initiatives might influence property values at 86 Bedok North Street 4 over the next five to ten years?

The Singapore Master Plan 2019 identifies Bedok as a strategically important residential node within the broader eastern growth corridor, suggesting that policy support and continued infrastructure investment should sustain neighbourhood appeal over medium-term planning horizons. Planned improvements to transport interchange facilities and cycleway networks within the Bedok precinct will likely enhance overall liveability and accessibility, potentially providing subtle support to property values. However, supply-side dynamics present a material consideration; planned BTO launches in adjacent precincts including Bedok Reservoir and potentially Kampung Glam will introduce competing newer stock with longer lease terms, which may exert competitive pricing pressure on older resale stock, particularly for properties without compensating advantages such as premium location or upgraded physical condition. The broader policy trajectory toward increasing housing supply and intensifying residential development in eastern Singapore suggests that future BTO affordability may moderate, potentially reducing the competitive price advantage that current BTO offerings enjoy relative to mature resale stock such as 86 Bedok North Street 4. Prospective buyers should view this development as providing stability and established value within a maturing precinct, rather than anticipating exceptional appreciation trajectories, whilst accepting that older lease tenure will increasingly differentiate resale positioning relative to newly launched BTO products.

[For Sale] Hdb Flat At 86 Bedok North Street 4 — From S$350K