188A Bedok North Street 4 HDB Price Trends & Resale Analysis
188A Bedok North Street 4 represents a compelling opportunity in Bedok's mature HDB landscape, with recent resale transactions ranging from S$570,000 to S$855,000 depending on flat type and unit condition.[4] This cluster article provides Homejourney users with a detailed analysis of price trends, resale dynamics, and actionable insights for buyers and investors considering this popular Bedok block.
Understanding 188A Bedok North Street 4: Block Overview
Block 188A Bedok North Street 4 is part of the Fengshan GreenVille development, a modern HDB estate completed in 2017-2018 with a 99-year leasehold tenure starting from 2018.[4][8] The block contains 104 units across 16 floors, comprising 22 units of 3-room flats and 82 units of 4-room flats, making it predominantly a family-oriented development.[4][5] Located in the East Region (District 15-16), this block sits within Bedok's mature estate infrastructure, offering residents established amenities and strong community connectivity.
The building features modern facilities including adult fitness stations, children's playgrounds, elderly wellness stations, covered linkways, and a multi-storey car park.[8] These amenities reflect HDB's contemporary design standards and contribute to the block's appeal among families and upgraders seeking quality-of-life improvements.
Recent Resale Price Data & Transaction Analysis
Based on transaction data from the past 12 months, 188A Bedok North Street 4 has demonstrated consistent market activity with sale prices ranging from S$570,000 to S$855,000.[4] As of February 2026, the block recorded 3 unit sales with prices spanning from S$618,000 to S$846,000, indicating stable demand and pricing within the Bedok market.[7]
Price breakdown by flat type:
- 4-Room flats: Lowest sold S$718,000 at S$7,720 per square meter[1]
- 3-Room flats: Currently available at competitive Bedok rates
- 5-Room flats: Premium pricing reflecting larger unit sizes
The price per square foot metric is crucial for understanding value. Four-room units at 188A typically range around S$7,720 per square meter (approximately S$717 per square foot), positioning them competitively within Bedok's resale market.[1] This pricing reflects the block's maturity, modern facilities, and strategic location within the estate.
Why 188A Bedok North Street 4 Attracts Buyers
Bedok remains one of Singapore's most highly populated planning areas due to its affordable public housing, mature estate infrastructure, and excellent connectivity.[4] 188A specifically benefits from several location advantages that drive resale demand:
Transport Connectivity: The block is accessible via two nearby MRT stations—Tanah Merah (EW4) and Bedok Reservoir (DT30)—providing direct connections to the city and other regions.[4] This dual-MRT accessibility is a significant value driver for commuters.
Amenities & Lifestyle: Residents enjoy proximity to three major supermarkets (MCP Fairmart, NTUC FairPrice, Sheng Siong) and East Village shopping mall.[4] Bedok Reservoir Park offers recreational opportunities including water sports and nature trails, appealing to families and active lifestyle seekers. The mature estate also features established hawker centres and community facilities that newer estates cannot replicate.
Estate Maturity: As a 2017-2018 completed block, 188A benefits from Bedok's fully developed infrastructure without the aging concerns of older estates. The 99-year lease (starting 2018) provides approximately 92 years of lease remaining, which is optimal for financing and future resale value.
Price Trends: Historical Context & Market Position
Bedok's resale market has demonstrated resilience and gradual appreciation over recent years. The transaction range of S$570,000 to S$855,000 at 188A reflects the diverse unit mix and floor/facing variations within the block. Higher-priced units typically feature:
- Higher floors (10-16) with unblocked views
- Preferred facing (north or east for natural light)
- Corner units with additional windows
- Units in lower-wear conditions requiring minimal renovation
The price stability across recent transactions suggests a balanced market where sellers can achieve reasonable prices without excessive holding periods. For Homejourney users considering 188A as an investment, this stability indicates predictable value retention and moderate appreciation potential aligned with broader Bedok estate trends.
HDB Resale Eligibility: Who Can Buy at 188A
Understanding eligibility is the first critical step in the buying journey. HDB resale flats at 188A Bedok North Street 4 are available to:
- Singapore Citizens (SC): The primary buyer category with full eligibility
- SC + PR couples: One citizen and one permanent resident can purchase together
- PR + PR couples: Both permanent residents can buy resale after 3 years of PR status
- Singles aged 35+: Only eligible for 2-room Flexi flats (not applicable at 188A which has 3 and 4-room units)
Important note: Unlike BTO flats, HDB resale has NO income ceiling, meaning high-earning households can purchase without restrictions. This makes 188A accessible to upgraders from private property or those with higher household incomes.
The Ethnic Integration Policy (EIP) applies to 188A. Buyers must ensure the block's ethnic quota allows their household composition. Homejourney recommends checking current EIP quotas with HDB before proceeding with viewings.
HDB Grants: Maximizing Your Purchasing Power
First-time HDB buyers at 188A may qualify for multiple grants that significantly reduce the purchase price:
CPF Housing Grant (up to S$80,000): Available to first-time buyers who are Singapore citizens or SC+PR couples. The grant amount depends on household income and flat type. For 4-room flats, eligible first-timers typically receive S$80,000.
Enhanced CPF Housing Grant (up to S$80,000): Additional grant for lower-income households, with amounts varying by household income and flat type. This can be combined with the basic CPF Housing Grant.
Proximity Housing Grant (S$30,000): Available if you're buying near parents or adult children already in HDB flats. This grant is particularly valuable for multi-generational families choosing to live in the same estate.
Combined grant potential: First-time buyers can access up to S$190,000 in total grants, dramatically reducing the cash outlay required. For a S$750,000 4-room flat at 188A, grants could reduce your effective purchase price to S$560,000.
Homejourney users should verify grant eligibility through HDB's official website or consult with HDB officers, as grant amounts adjust annually based on policy updates.
Financing Your 188A Purchase: Loans & CPF Strategy
Most buyers at 188A will combine CPF savings with either an HDB loan or bank mortgage. Understanding your financing options is essential for affordability planning.
HDB Loan Option: HDB offers loans up to 80% loan-to-value (LTV) at a fixed 2.6% interest rate. The income ceiling for HDB loans is S$14,000 monthly household income. For a S$750,000 flat, an HDB loan covers up to S$600,000, requiring S$150,000 cash (20% down payment). Monthly instalments typically range from S$2,500-S$3,200 depending on loan tenure (up to 25 years).
Bank Loan Option: Commercial banks offer loans up to 75% LTV with variable interest rates (typically 2.8-3.2%). Banks have no income ceiling, making them suitable for high-earning households. Bank loans require 25% down payment (S$187,500 for a S$750,000 flat) but offer greater flexibility in loan tenure and refinancing options.
CPF Usage Strategy: Your CPF Ordinary Account (OA) can cover the down payment and monthly loan instalments. For a S$750,000 flat with S$150,000 down payment and S$600,000 loan, you'd need approximately S$150,000 CPF for down payment plus monthly instalment amounts. Most buyers at 188A have sufficient CPF given the block's moderate pricing within Bedok's range.
Use Homejourney's Bank Rates calculator to estimate monthly payments based on your specific down payment amount and loan tenure preference.
The HDB Resale Purchase Process: Step-by-Step Guide
Buying a resale HDB flat at 188A involves a structured process that typically takes 8-12 weeks from offer to completion:
Step 1: Verify Eligibility & Finances — Confirm your buyer category, check EIP quotas for 188A, and calculate your affordable price range based on CPF savings and loan eligibility. Homejourney recommends getting pre-approval from your chosen lender before viewing properties.
Step 2: Obtain HDB Flat Eligibility (HFE) Letter — Apply to HDB for an HFE letter confirming your eligibility to purchase. This letter is required when submitting your resale application and typically takes 2-3 weeks to obtain.
Step 3: Search & Negotiate — Browse available units at 188A Bedok North Street 4 on Homejourney's Property Search to view current listings. Negotiate the purchase price with the seller through your agent. Market rates at 188A currently range from S$570,000-S$855,000 depending on unit specifications.
Step 4: Exercise Option to Purchase (OTP) — Once you agree on price, the seller provides an OTP document. You have 21 days to exercise this option by paying the option fee (typically 1% of purchase price) and submitting your resale application to HDB.
Step 5: HDB Resale Application — Submit your application with required documents: HFE letter, OTP, ID copies, marriage certificate (if applicable), CPF statements, and loan approval letter. HDB processes this in 4-6 weeks.
Step 6: Completion — Upon HDB approval, you proceed to payment, CPF withdrawal authorization, and key handover. The entire process from OTP to completion typically spans 8-12 weeks.
Required documents checklist:
- HDB Flat Eligibility letter
- Option to Purchase (OTP)
- NRIC/Passport copies (all buyers)
- Marriage certificate (if married)
- CPF statements (latest 3 months)
- Loan approval letter from HDB or bank
- Proof of income (payslips, tax returns)
- Utility bills (proof of residence)
Investment Perspective: Is 188A a Good Resale Investment?
For investors evaluating 188A as a long-term hold, several factors support its investment case:
Lease Strength: With 92 years remaining on the 99-year lease (starting 2018), 188A remains in the optimal lease range for financing and resale. Units will maintain strong CPF usability and loan eligibility for the next 20-30 years.
Bedok Estate Fundamentals: Bedok's mature infrastructure, established amenities, and consistent demand from families and upgraders provide a stable resale market. The estate's popularity ensures steady buyer interest.
Price Appreciation Potential: While HDB resale flats appreciate more moderately than private property, Bedok's track record shows steady 2-3% annual appreciation. A S$750,000 purchase could appreciate to approximately S$820,000-S$850,000 over 5 years, providing both capital growth and rental yield potential.
Rental Yield: 188A units can be rented out post-MOP (Minimum Occupation Period), typically 5 years from purchase. Bedok resale rentals typically yield 2.5-3.5% annually, providing passive income alongside capital appreciation.
However, investors should note that HDB resale returns are more conservative than private property investments. The appeal lies in stability, affordability, and the ability to leverage CPF for financing.
Comparing 188A to Nearby Blocks: Market Positioning
188A sits within Bedok North Street 4's cluster of blocks (186, 186A, 186B, 187, 187A, 187B), all part of the Fengshan GreenVille development. These blocks share similar completion dates (2017-2018), lease terms, and amenities, creating a comparable micro-market.
Price variations within this cluster typically reflect:
- Block age and condition (all similar, so minimal variation)
- Unit floor and facing (higher floors command 5-10% premiums)
- Individual unit condition and renovation status
- Recent comparable sales (recent transactions set market benchmarks)
188A's pricing within the S$570,000-S$855,000 range positions it competitively within this cluster. Homejourney users comparing 188A to neighboring blocks should focus on specific unit conditions and floor levels rather than block-level differences, as the cluster's homogeneity limits significant price divergence.
