Type

Units

Min Area

Price Range

3 BR

990 sqft

S$538K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$538K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$108K on this acquisition.
Located 19 min (1.6 km) from CG Tanah Merah 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.

93 Bedok North Avenue 4: A Mature HDB Community in East Singapore

Located at 93 Bedok North Avenue 4, this HDB development sits within one of Singapore's most established residential precincts. Bedok has long been recognised as a family-friendly neighbourhood offering a balanced mix of accessibility, affordability, and community infrastructure. The development's position along Bedok North Avenue places residents within a well-serviced corridor that has matured over decades, creating a stable property market with consistent demand from both owner-occupiers and investors seeking reliable long-term growth.

The neighbourhood benefits from proximity to Tanah Merah MRT station, situated approximately 1.6 kilometres away, offering straightforward commuter access to the city centre and adjacent regions. This connectivity has historically supported steady capital appreciation across HDB properties in the Bedok area, as accessibility to transport remains a primary driver of value for Singapore residential real estate. The walking distance to the station, whilst not immediate, is manageable and has not deterred sustained demand in this segment of the market.

Unit Specifications and Layout Options

Properties within this development feature practical configurations designed to accommodate multi-generational households and families of varying sizes. Units typically span approximately 990 square feet, a size range that strikes a balance between spaciousness and affordability. The floor plan compositions include multiple bedroom and bathroom arrangements, allowing buyers to select layouts that best suit their household requirements. This flexibility in unit types is one reason why the development continues to attract diverse buyer profiles across different life stages and income brackets.

The built environment reflects the construction standards typical of HDB developments from this era, with attention to ventilation, natural lighting, and functional room sizes. Buyers considering units here can expect practical, no-frills design that prioritises liveable space over unnecessary embellishments, keeping maintenance costs predictable and long-term ownership straightforward.

Pricing and Market Position

Current asking prices for available units commence from approximately S$538,000, positioning this development within the mid-range segment of the HDB resale market. This price point reflects the maturity of the estate, the established nature of the neighbourhood, and the realistic expectations of a market that has consolidated after years of steady transactions. For first-time buyers and upgraders seeking entry into Bedok's property market, this pricing remains accessible relative to newer or more prime locations within the East region.

Prospective investors should note that Additional Buyer's Stamp Duty (ABSD) applies when purchasing a second residential property as a Singapore Citizen, levied at 20% of the purchase price above S$180,000. This material cost must be factored into the total acquisition expense and cash flow projections, particularly for those seeking to build a property portfolio across multiple units or developments. The ABSD implication can meaningfully affect net rental yield and the timeline to positive cash flow in an investment scenario.

Investment Credentials and Rental Yield Potential

The Bedok district, including the Bedok North Avenue corridor, has demonstrated resilience as a rental market. HDB units of this size and specification typically achieve monthly rents ranging between S$1,800 and S$2,400, depending on floor level, unit orientation, and lease remaining. For properties purchased at current price points, this rental income translates to a gross rental yield of approximately 4% to 5% per annum, a respectable return in the HDB segment when acquisition costs and holding periods are considered holistically.

However, actual yield realisation depends on several variables beyond the purchase price: the strength of tenant demand in the specific quarter, any void periods between lettings, property management efficiency, and the maintenance reserve required for an ageing development. Investors should also be cognisant of lease decay; whilst many units here retain substantial lease periods, the gradual shortening of lease tenure does exert downward pressure on resale values as years progress. This factor becomes increasingly material beyond the 80-year lease threshold, when some institutional buyers and upgraders begin to face financing or eligibility constraints.

Neighbourhood Amenities and Community Services

Bedok North Avenue is well-serviced by shops, hawker centres, clinics, and supermarkets within walking distance or short cycling range. The area's maturity means that most essential services and discretionary amenities have been established for years, with stable operating history and community reliance. Nearby educational institutions, including primary and secondary schools, cater to family households, whilst childcare facilities and community centres serve the broader demographic base.

The development itself, being part of a well-consolidated HDB estate, benefits from established void decks, multi-purpose courts, and common green spaces that have been refined through years of community use and municipal maintenance. This infrastructure, whilst not flashy, provides genuine utility and contributes to the daily quality of life for residents who prioritise practicality and accessibility over novel or premium finishes.

Transport Connectivity and Future Accessibility

The 1.6-kilometre distance to Tanah Merah MRT station places this development within a reasonable commute radius, particularly for cyclists or those with private transport. The station itself serves the East-West Line, providing connectivity to central business districts, secondary employment nodes, and transport interchanges across the island. This established connectivity has sustained property demand in Bedok over multiple property cycles and is unlikely to diminish as urban mobility infrastructure matures.

Future enhancements to the transport network, including potential improvements to bus rapid transit or inter-station connectivity, could further strengthen accessibility and support gradual capital appreciation. Investors and owner-occupiers should monitor announced transport master plans and infrastructure development timelines, as these often precede and drive property value inflection points in mature estates.

Capital Appreciation and Long-Term Value Drivers

HDB properties in established neighbourhoods like Bedok North typically experience steady but modest annual capital appreciation, often ranging between 2% and 4% per annum over medium to long-term holding periods of 10 years or more. This appreciation is driven by demographic pressures, general inflation, gradual improvement in surrounding amenities, and the fundamental scarcity of housing in Singapore. However, lease decay remains a counterforce that gradually moderates value as properties approach critical thresholds.

Buyers purchasing at current price levels should plan for holding periods extending at least 10 years to smooth out any near-term market volatility and to benefit meaningfully from capital appreciation. Short-term trading in HDB is inefficient due to ABSD, stamp duties, and agent commissions, all of which erode returns for those seeking quick turnaround.

Financing Considerations and Buyer Suitability

At price points around S$538,000, buyers financing 75% of the property would require a loan of approximately S$403,500, serviceable over 35-year terms with monthly instalments in the region of S$1,850 per month at prevailing interest rates. This level of debt servicing is manageable for households with combined incomes above S$6,500 per month, well within the reach of dual-income professional families and established earners upgrading from HDB or property-light positions.

First-time buyers utilising Central Provident Fund (CPF) balances as downpayment can reduce the quantum of bank financing required, improving debt servicing ratios and providing flexibility within the Total Debt Servicing Ratio (TDSR) framework. Upgraders moving from smaller HDB units or private property downsizers seeking to unlock capital will find the entry price accessible, whilst investors with existing equity positions can leverage leverage to acquire units on investment terms.

Competitive Context Within Bedok and East Singapore

Other HDB developments within Bedok North and adjoining precincts offer broadly similar specifications and pricing, creating a relatively homogeneous competitive landscape. Differentiation across these developments is often marginal, centring on proximity to different MRT stations, precise distance to schools and hawker centres, and the construction year or refurbishment history of common areas. Properties at 93 Bedok North Avenue 4 compete directly with similarly-sized and priced units at other Bedok North estates, with choice often coming down to unit preference, lease remaining, and floor level desirability.

Prospective buyers should conduct comparative analysis by examining recent transaction prices in the immediate vicinity, particularly properties of identical or similar configuration that have sold within the preceding 3 months. This exercise typically reveals price per square foot ranges that inform realistic valuations and help identify outlier pricing.

Long-Term Ownership and Market Outlook

For owner-occupiers prioritising stability, affordability, and access to established community services, this development represents a pragmatic choice within Singapore's HDB market. The mature estate setting reduces surprises related to infrastructure changes or radical neighbourhood transformation, a characteristic that some buyers find reassuring. Over decades of ownership, cost of living predictability and transport access are often valued more highly than the pursuit of cutting-edge amenities or premium finishes that require ongoing investment to maintain.

The broader East Singapore region continues to be home to substantial population cohorts and employment nodes, supporting consistent demand for HDB housing. Supply constraints in the HDB market are gradually easing through Build-To-Order programmes in new towns, but mature estate properties like those at Bedok North will remain relevant for upgraders and investors seeking immediate occupancy and established surroundings rather than speculative new launches.

Frequently Asked Questions

What is the estimated monthly rental yield for units at 93 Bedok North Avenue 4 purchased as investment properties?

Units at this development typically achieve monthly rents between S$1,800 and S$2,400 depending on floor level, unit orientation, and remaining lease tenure. This translates to a gross rental yield of approximately 4% to 5% per annum on purchase prices around S$538,000. However, buyers must deduct ABSD at 20% (applied to the purchase price above S$180,000), property tax, maintenance contributions, and potential void periods to calculate net yield. For a S$538,000 purchase, ABSD alone adds approximately S$71,600 to the acquisition cost, material to long-term return calculations. Investors should model cash flow using conservative assumptions regarding occupancy rates and maintenance escalation over a 10-year holding period.

How does the price per square foot at 93 Bedok North Avenue 4 compare to recent HDB transactions in Bedok North?

At approximately S$538 per square foot for a 990 sqft unit, this development sits within the established midpoint range for comparable HDB properties in Bedok North, reflecting mature estate pricing. Recent transactions in adjacent Bedok North blocks have transacted within a range of S$500 to S$580 per square foot, depending on lease remaining, floor level, and exact unit configuration. Properties with longer remaining leases and higher floor levels command premiums within this range, whilst lower floors and properties approaching critical lease decay thresholds are priced toward the lower end. Prospective buyers should request transaction histories of comparable units sold within the preceding three months to verify that current asking prices align with recent market transactions in the immediate area.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second residential property at this development?

Singapore Citizens purchasing a second residential property are subject to ABSD at 20% of the purchase price above S$180,000. For a unit priced at S$538,000, this equates to ABSD of approximately S$71,600 (20% × (S$538,000 − S$180,000)). This represents a material acquisition cost that materially affects the buyer's total cash outlay and must be factored into financing calculations and cash flow projections. First-time buyers are exempt from ABSD, making this development more attractive to those entering the HDB market compared to existing property owners expanding their portfolios. The ABSD cost significantly extends the break-even period for investment strategies and should be explicitly modelled in acquisition timelines.

What is the lease decay risk and resale value impact for properties at 93 Bedok North Avenue 4?

The development's lease tenure directly influences long-term value and financing eligibility. Most units retain leases well above 70 years remaining, positioning them within the acceptable range for bank financing and upgrader demand. However, as lease tenure gradually shortens toward 80 years and below, properties face increasing downward pressure on resale values, with some institutional buyers and cautious upgraders withdrawing from the market. Beyond 60 years remaining, financing options narrow considerably and buyer pools contract, typically reducing achievable prices by 15% to 25% relative to longer-lease comparables. Buyers should verify the exact lease remaining on specific units and model annual lease decay (typically 1 year per annum) to assess suitability for long-term ownership or investment horizons. Properties with leases below 80 years remaining should be priced at meaningful discounts relative to longer-lease comparables in the same neighbourhood.

How does proximity to Tanah Merah MRT station affect demand and capital appreciation potential?

Located approximately 1.6 kilometres from Tanah Merah MRT station, this development benefits from established East-West Line connectivity to central business districts and secondary employment nodes. This distance is manageable via cycling, private transport, or a 20-minute walk, supporting sustained rental and owner-occupier demand. Properties closer to MRT stations typically command 5% to 10% premiums relative to those further away, reflecting buyer prioritisation of commute convenience. The station's maturity and integrated public transport connectivity have supported steady capital appreciation in Bedok properties over multiple property cycles, typically in the 2% to 4% per annum range. Future transport enhancements, such as improved bus rapid transit or station accessibility upgrades, could further strengthen property values in the surrounding precinct. Investors should monitor transport infrastructure announcements, as these often precede property value inflection points.

Is 93 Bedok North Avenue 4 suitable for first-time buyers, upgraders, or investment-focused purchasers?

This development appeals to multiple buyer profiles for distinct reasons. First-time buyers benefit from entry-level pricing, ABSD exemption, and access to an established neighbourhood with mature community services and transport links. Upgraders moving from smaller HDB units or seeking to consolidate housing costs find the price-to-space ratio accessible and the location familiar within established Bedok. Investors appreciate the 4% to 5% gross rental yield, consistent tenant demand from families prioritising location over novelty, and the long-term stability of the Bedok property market. However, investor returns are compressed by 20% ABSD on acquisition, particularly relevant for second-property purchases, and gradual lease decay as properties age. High-net-worth buyers seeking capital-efficient premium locations would typically explore developments closer to MRT stations or in more prime districts. Owner-occupiers planning to remain for 20+ years prioritise the established, stable neighbourhood over the pursuit of cutting-edge amenities or newer construction.

What are the TDSR and financing headroom implications at typical price points for this development?

At current price points around S$538,000, buyers financing 75% (approximately S$403,500) over 35-year terms face monthly mortgage instalments of approximately S$1,850 at prevailing interest rates of 3.5% to 3.8%. This level of debt servicing is comfortably within TDSR limits (capped at 55% of gross monthly income for HDB buyers) for household incomes above S$6,500 per month, typical of dual-income professional families. Buyers can utilise CPF balances to reduce the bank loan quantum, preserving CPF for retirement and improving debt servicing ratios within TDSR frameworks. First-time buyers leveraging maximum CPF withdrawal and 75% financing typically require combined household incomes of S$5,500 to S$6,500 per month to comfortably service the loan and meet regulatory thresholds. Investors with existing property holdings or equity positions may face TDSR constraints that require larger downpayments or shorter loan tenures, effectively raising the effective cost of capital. Prospective buyers should obtain pre-approval letters from banks to confirm actual financing terms before committing to purchase.

How does 93 Bedok North Avenue 4 compete with other nearby HDB developments in terms of pricing and positioning?

Comparable HDB developments within Bedok North, including properties on Bedok North Avenue 1, 2, and 3, as well as adjacent blocks, offer broadly similar specifications and pricing, typically clustering between S$480,000 and S$580,000 for comparable 3-bedroom 2-bathroom units of approximately 990 square feet. Differentiation across these developments is often marginal, centring on precise distance to MRT stations, proximity to schools and hawker centres, and the condition of common areas. Properties further south toward Bedok Reservoir may command slight premiums due to water view appeal and established private property neighbourhoods, whilst those further north may trade at modest discounts. Transaction data from the preceding 3 months reveals that buyer choice within this cluster is frequently driven by unit-specific factors (floor level, unit orientation, specific configuration) rather than development-wide characteristics. Marketing positioning should emphasise the development's suitability to the buyer's specific profile and priorities rather than claiming distinct competitive advantages that may not withstand scrutiny.

Which unit stack or floor level offers the best value for owner-occupiers and investors at this development?

Mid-floor units (levels 4 to 7) typically offer the optimal balance of natural light, noise mitigation from ground-level traffic, and affordability relative to higher floors. Higher floors (levels 8 and above) command premiums of 5% to 12% due to superior views, reduced noise, and perceived prestige, a premium that may not be recoverable dollar-for-dollar in resale for HDB properties. Ground and low floors face noise and reduced natural light, often trading at discounts of 3% to 8% relative to mid-floors. For investors prioritising rental yield over capital appreciation, lower-priced units (ground to level 3) can offer acceptable returns if sourced with sufficient discounts that offset the lower desirability. However, tenant satisfaction and re-letting ease are often superior with mid and higher floors, justifying the premium pricing from a yield stabilisation perspective. Owner-occupiers should prioritise their own aesthetic and lifestyle preferences over blanket positioning regarding floors, as the value difference often reflects emotional factors rather than substantive differences in liveability.

What is the future supply pipeline in the Bedok district, and how might new HDB launches impact this development's value?

The Housing Development Board's Build-To-Order (BTO) pipeline includes modest new supply in the broader East region over the next 5 to 10 years, with sites in Bedok and Tampines generating incremental housing stock. This new supply does exert moderate downward pressure on resale prices for properties in mature estates as first-time buyers are diverted to BTO launches offering newer construction and discounted pricing. However, the time lag between BTO application and key collection (typically 5 to 7 years) means that any supply impact is gradual and distributed across an extended period. Bedok's established population base and employment proximity to East Coast industrial zones and business parks support sustained demand for resale HDB properties from upgraders seeking immediate occupancy. Properties at 93 Bedok North Avenue 4 are unlikely to face significant value erosion from new supply, as buyer pools for established estates and BTO programmes are partially distinct. Investors should model conservative appreciation assumptions (2% to 3% per annum) rather than assuming BTO supply will materially impact mature estate values, though supply constraints may ease slightly as new developments come on stream.

What are the maintenance and management costs associated with owning a unit at 93 Bedok North Avenue 4?

HDB management and sinking fund contributions for properties at this development typically range between S$80 and S$140 per month depending on unit size, block location within the estate, and the extent of common area refurbishment or upgrading. These contributions are fixed by the HDB and collected centrally to fund lift maintenance, void deck upkeep, lighting, water pumping, and periodic common area repairs. Unlike private condominiums, there are no additional renovations, security, or discretionary service charges, providing cost predictability for long-term ownership. Buyers should verify the exact contribution schedule for their specific block and unit by consulting official HDB documentation or the managing agent. Individual property maintenance is the owner's responsibility; older units may face higher personal maintenance costs for plumbing, electrical, or finishes if previous owners deferred investments. Investors should reserve 8% to 12% of monthly rental income for maintenance contingency and capital expenditure, as aged fittings and fixtures are common in developments of this maturity. For owner-occupiers, budgeting an additional 2% to 3% of property value annually for maintenance and upgrades ensures readiness for unexpected repairs.

[For Sale] Hdb Flat At 93 Bedok North Avenue 4 — From S$538K