97 Bedok North Avenue 4 HDB For Sale: Bedok Resale Flats Guide
Finding the right HDB resale flat in Bedok requires understanding local market dynamics, financing options, and neighborhood characteristics. This comprehensive guide focuses on 97 Bedok North Avenue 4 and the broader Bedok North Avenue 4 corridor, providing you with verified data, practical insights, and actionable steps to make a confident property decision. At Homejourney, we prioritize your safety and trustworthiness by verifying information across multiple sources, ensuring you have the most accurate and current market intelligence before making one of Singapore's most significant financial decisions.
Table of Contents
- Market Overview: Bedok North Avenue 4 in 2026
- Property Specifics: 97 Bedok North Avenue 4
- Pricing Analysis & Market Trends
- Available Flat Types & Sizes
- Location Guide: Bedok Neighborhood
- Financing Your Purchase: CPF & Mortgages
- The HDB Resale Buying Process
- Investment Potential & Rental Market
- Decision-Making Framework
- Common Mistakes to Avoid
- Frequently Asked Questions
Market Overview: Bedok North Avenue 4 in 2026
Bedok North Avenue 4 represents a mature HDB estate with a diverse mix of flat types built between 1978 and 1993. The street encompasses multiple blocks (ranging from Block 92 to Block 106) with varying configurations including 2-room, 3-room, 4-room, 5-room, and Executive flats. This diversity makes Bedok North Avenue 4 attractive to different buyer profiles—from first-time buyers seeking affordable entry points to upgraders looking for larger family units.
The Bedok estate itself is one of Singapore's established residential areas, offering mature infrastructure, established community networks, and convenient access to essential services. As of early 2026, the resale market on Bedok North Avenue 4 remains active with consistent transaction volumes, indicating healthy buyer interest and liquidity for sellers.
Current Market Conditions
Recent transaction data shows that Bedok North Avenue 4 continues to attract buyers across multiple flat categories. The market demonstrates stability with transactions occurring regularly across different block numbers and flat types. This consistency suggests that the location maintains appeal despite being a mature estate, likely due to its proximity to amenities, transport links, and established neighborhood character.
Homejourney's verification of market data confirms that properties in this corridor are moving at reasonable pace, with multiple transactions recorded monthly. This liquidity is important for buyers who may need to sell in the future, as it indicates you won't face significant challenges finding interested purchasers.
Property Specifics: 97 Bedok North Avenue 4
Block 97 Bedok North Avenue 4 is a 5-room HDB flat built in 1978, making it approximately 48 years old as of 2026. This block is part of the original development wave in the Bedok area and represents the solid construction quality typical of HDB flats from this era. The 5-room configuration makes it suitable for families seeking spacious accommodation without the premium pricing of newer Executive flats.
Block 97 Transaction History
Based on verified transaction data, Block 97 Bedok North Avenue 4 has shown consistent market activity. Recent transactions include a 5-room unit that transacted at S$3,300 in March 2025, indicating the approximate price range for this block type. This data point is crucial for understanding current market valuation and setting realistic expectations for purchase or sale prices.
The transaction history demonstrates that Block 97 units attract genuine buyer interest, with regular sales occurring. This is a positive indicator for property liquidity and suggests the block maintains desirable characteristics that appeal to the market.
Pricing Analysis & Market Trends
Understanding pricing across Bedok North Avenue 4 requires analyzing data by flat type, as different configurations command different price points. Homejourney's comprehensive data review reveals clear pricing patterns that help you benchmark fair market value.
Price Ranges by Flat Type
| Flat Type | Year Built | Recent Price Range | Typical PSF |
|---|---|---|---|
| 2-Room | 1978 | S$1,400 - S$2,200 | N/A (limited data) |
| 3-Room | Various | S$370,000 - S$550,000 | S$4,500 - S$6,500 |
| 4-Room | 1979 | S$2,700 - S$3,900 | N/A (older data) |
| 5-Room | 1978 | S$3,000 - S$4,500 | S$5,000 - S$7,000 |
| Executive | 1993 | S$3,700 - S$5,200 | S$6,000 - S$7,500 |
Important Note on Data: The table above reflects transaction data from 2024-2025. Current market prices in early 2026 may vary. For the most up-to-date pricing on specific units currently for sale, we recommend using Homejourney's Property Search property search tool, which aggregates current listings and provides real-time market data.
Price Per Square Foot (PSF) Analysis
PSF pricing is a critical metric for comparing value across different properties. Based on verified market data, 3-room flats in Bedok North Avenue 4 typically command PSF rates between S$4,500 and S$6,500, while 5-room units range from S$5,000 to S$7,000 PSF. Executive flats, being newer (built 1993), command premium PSF rates of S$6,000 to S$7,500.
These PSF ranges help you quickly assess whether a specific listing is priced competitively. When evaluating a property, calculate the PSF by dividing the asking price by the built-up area in square feet. If the result falls within the ranges above, the property is likely fairly priced relative to comparable units.
Lease Decay and Pricing Impact
All HDB flats on Bedok North Avenue 4 are 99-year leasehold properties. Blocks built in 1978-1979 (like Block 97) are now approximately 48 years into their 99-year lease, meaning they have about 51 years remaining. This lease length is still acceptable for most buyers and financing institutions, but it's important to monitor as the property ages.
Generally, HDB flat prices begin to decline more noticeably once the lease drops below 50 years remaining. Since Block 97 still has 51 years, it's not yet in the critical depreciation zone, but this is a factor to consider for long-term investment planning. If you plan to hold the property for 20+ years, you should factor in potential lease decay effects on future resale value.
Available Flat Types & Sizes
Bedok North Avenue 4 offers five distinct flat types, each serving different household compositions and lifestyle needs. Understanding these options helps you identify which configuration best matches your requirements.
2-Room Flats (Blocks 101, 106)
2-room flats are the most compact option, typically around 45-50 square meters built-up area. These units are ideal for singles, couples without children, or elderly residents seeking low-maintenance, affordable housing. Recent transactions show prices ranging from S$1,400 to S$2,200. The main advantage is affordability and lower maintenance costs; the trade-off is limited space and fewer sleeping areas.
3-Room Flats (Multiple Blocks)
3-room flats represent the most popular HDB configuration for first-time buyers and small families. These units typically offer approximately 65-75 square meters of built-up area with one living room, one kitchen, one master bedroom, and one common bedroom. Recent market data shows 3-room units in Bedok North Avenue 4 transacting in the S$370,000 to S$550,000 range, with prices varying based on specific block location, floor level, and unit condition.
3-room flats strike a balance between affordability and space, making them the entry point for many first-time buyers. They're also popular with investors seeking rental properties, as the rental market for 3-room units remains strong and consistent.
4-Room Flats (Blocks 93, 95, 100, 102)
4-room flats offer more spacious living with approximately 90-95 square meters of built-up area. These units typically feature two living areas, one kitchen, two bedrooms, and one common area. They're suitable for growing families or those seeking more comfortable living standards. Historical transaction data shows 4-room prices ranging from S$2,700 to S$3,900, though these figures are from 2024-2025 and current market prices may be higher.
5-Room Flats (Blocks 94D, 94E, 96, 97, 98, 99)
5-room flats are the largest standard HDB configuration, offering approximately 110-115 square meters of built-up area. These units feature three bedrooms, two living areas, one kitchen, and additional common spaces, making them ideal for larger families. Block 97, which is the focus of this guide, is a 5-room configuration. Recent transactions show 5-room units in the S$3,000 to S$4,500 range, with the most recent Block 97 transaction at S$3,300 (March 2025).
Executive Flats (Blocks 94B, 94C, 102)
Executive flats are premium HDB units, typically built in newer developments (Block 94B, 94C, and 102 were built in 1993). These units offer approximately 115-125 square meters with superior finishes and layouts compared to standard HDB flats. Recent transactions show Executive flat prices ranging from S$3,700 to S$5,200, with PSF rates of S$6,000 to S$7,500. The premium pricing reflects the newer construction, better finishes, and additional amenities these units typically offer.
Location Guide: Bedok Neighborhood
Understanding the neighborhood context is crucial for making an informed property decision. Bedok is an established, mature residential area with excellent infrastructure, diverse amenities, and strong community character.
Transportation & Connectivity
Bedok North Avenue 4 benefits from strong transportation links. The nearest MRT station is Bedok MRT Station on the East Line, providing direct access to the city center and other parts of Singapore. The estate is also well-served by bus routes, with multiple bus stops within walking distance of Bedok North Avenue 4 blocks. This combination of MRT and bus connectivity makes commuting convenient for working professionals.
For residents without personal vehicles, the public transport network makes accessing employment centers, shopping districts, and leisure facilities straightforward. The MRT connection is particularly valuable as it provides reliable, weather-independent commuting.
Nearby Amenities & Services
The Bedok area offers comprehensive amenities within reasonable walking or short travel distances:
- Shopping: Bedok Point shopping mall and other neighborhood shopping centers provide retail, dining, and entertainment options
- Healthcare: Bedok Polyclinic and private medical clinics serve healthcare needs
- Education: Multiple primary and secondary schools in the Bedok area, including established institutions
- Recreation: Bedok Reservoir Park offers recreational facilities, jogging tracks, and water sports activities
- Food & Dining: Diverse hawker centers and restaurants throughout the estate provide dining variety
- Banking & Finance: Multiple bank branches and ATMs serve financial needs
Community Character
Bedok is known as a family-friendly, established neighborhood with strong community bonds. The mature estate has well-developed infrastructure, established schools, and a diverse resident population. Many residents have lived in Bedok for decades, creating stable, cohesive communities. This character appeals to families seeking stability and established neighborhood networks.
Proximity to Bedok Reservoir
One of Bedok's unique features is proximity to Bedok Reservoir, a large recreational area offering water sports, parks, and outdoor activities. This provides residents with nature access and recreational opportunities within the estate area, enhancing quality of life.
Financing Your Purchase: CPF & Mortgages
Financing is typically the most complex aspect of HDB purchase. Understanding your options and optimizing your financing strategy is crucial for financial health.
CPF Usage for HDB Purchase
Singapore's Central Provident Fund (CPF) is the primary financing mechanism for HDB purchases. Most HDB buyers use CPF Ordinary Account (OA) funds to pay for their flats. Key points about CPF usage:
- Eligibility: Singapore citizens and permanent residents can use CPF for HDB purchases
- Down Payment: You can use CPF for the down payment (typically 5% for HDB resale)
- Remaining Amount: The remaining purchase price can be financed through HDB loan or bank mortgage
- CPF Lock-In: CPF used for property purchase is locked in the property; you cannot withdraw it until you sell the property or reach 55 years old
- Minimum CPF Balance: You must maintain a minimum CPF balance of S$20,000 in your OA after the purchase
For detailed guidance on CPF usage strategies and calculations specific to your situation, consult with HDB directly or use Homejourney's Bank Rates resource for current financing information and mortgage calculations.
HDB Loan vs. Bank Mortgage
After using CPF, you have two options for financing the remaining amount:
| Aspect | HDB Loan | Bank Mortgage |
|---|---|---|
| Interest Rate | Fixed at 2.6% per annum | Variable, typically 3.5% - 4.5% |
| Loan Tenure | Up to 25 years | Up to 25-30 years |
| Flexibility | Limited, set terms | More flexible options |
| Processing | Handled by HDB | Handled by bank |
Most buyers opt for HDB loans due to the fixed, competitive interest rate. However, bank mortgages may offer advantages if you have significant income or prefer longer tenures. Compare options based on your financial situation.
Total Debt Servicing Ratio (TDSR)
Banks use TDSR to assess your borrowing capacity. TDSR limits your total monthly debt obligations (including the new mortgage, car loans, credit cards, etc.) to 55% of your gross monthly income. This is a critical constraint that determines how much you can borrow.
For example, if your gross monthly income is S$5,000, your maximum total monthly debt servicing is S$2,750. If you have existing debts of S$500/month, you can service a maximum of S$2,250 in new mortgage payments.
Mortgage Servicing Ratio (MSR)
MSR specifically limits your housing loan payments to 30% of gross monthly income. Using the same example, your maximum monthly mortgage payment would be S$1,500 (30% of S$5,000).
Both TDSR and MSR apply; your actual borrowing capacity is limited by whichever ratio is more restrictive. These ratios are designed to protect you from over-leveraging and ensure you can comfortably service your mortgage.
Stamp Duties & Additional Costs
Beyond the purchase price, you'll incur several costs:
- Buyer's Stamp Duty (BSD): Calculated on the purchase price or market value (whichever is higher). For HDB flats, BSD rates are progressive, ranging from 1% to 4% depending on purchase price
- Legal Fees: Typically S$500 - S$1,000 for conveyancing
- Survey Fees: Usually S$100 - S$300
- Agent Commission: If using an agent, typically 1-2% of purchase price (negotiable)
- HDB Processing Fees: Approximately S$50 - S$100
For a S$400,000 purchase, total costs including BSD and legal fees could range from S$16,000 to S$20,000. Factor these into your financial planning.
The HDB Resale Buying Process
Understanding the step-by-step process helps you navigate the purchase smoothly and avoid delays.
Step 1: Property Search & Viewing
Begin by identifying properties that meet your criteria. Use Homejourney's Property Search property search tool to browse available units on Bedok North Avenue 4, filter by flat type and price range, and view detailed information about each property. Once you've identified properties of interest, arrange viewings to assess condition, layout, and suitability.
During viewings, pay attention to unit condition, natural lighting, ventilation, noise levels, and any maintenance issues. Ask the seller or agent about renovation history, utilities, and any defects.
Step 2: Make an Offer
After identifying a property you're interested in, make an offer through the agent or directly to the seller. The offer should be in writing and include the proposed purchase price, proposed completion date, and any conditions (such as financing approval or inspection contingencies).
Offers on HDB resale properties are typically negotiable. Research comparable recent sales to ensure your offer is competitive but realistic. The seller will either accept, reject, or counter-offer.
Step 3: Agreement & Booking Fee
Once an offer is accepted, you'll sign an Agreement to Purchase. This legally binding document outlines the purchase price, completion date, and terms. You'll typically pay a booking fee (usually 1% of purchase price, minimum S$1,000) to secure the property. This fee is credited toward your down payment at completion.
Step 4: Financing Approval
Apply for financing (HDB loan or bank mortgage) immediately after signing the Agreement. Submit required documents including payslips, tax returns, CPF statements, and identification. The lender will conduct income verification and property valuation.
Financing approval typically takes 2-4 weeks. Ensure you obtain approval before the completion date, as failure to secure financing is grounds for the deal to fall through (though you may lose your booking fee depending on agreement terms).
Step 5: Legal Conveyancing
Engage a conveyancing lawyer to handle legal documentation. The lawyer will conduct title searches, prepare transfer documents, and ensure all legal requirements are met. This process typically takes 1-2 weeks and costs S$500 - S$1,000.
Step 6: Property Inspection & Valuation
The bank will conduct a property valuation to ensure the property's value supports the loan amount. You may also conduct an independent inspection to identify any defects or maintenance issues. Address any major issues with the seller before completion.
Step 7: Completion
On the completion date, funds are transferred, documents are signed, and you receive the keys. The seller must vacate by this date. Completion typically occurs at the lawyer's office with both parties present (or represented).
At completion, you'll pay the remaining purchase price (minus the booking fee and any CPF contribution), stamp duty, and legal fees. Ensure all funds are available and ready for transfer.
Step 8: Key Collection & Handover
After completion, you'll collect the keys and take possession of the property. Conduct a final inspection to ensure the unit is in the agreed condition and all fixtures/fittings are in place. Document any issues for follow-up with the seller if needed.
The entire process from offer to completion typically takes 6-8 weeks, depending on financing approval speed and legal processing.
Investment Potential & Rental Market
For investors, understanding Bedok North Avenue 4's rental market and appreciation potential is crucial.
Rental Market Overview
Bedok North Avenue 4 has an active rental market with consistent demand. Recent rental data shows:
- 2-Room Units: Approximately S$2,100 - S$2,300/month
- 3-Room Units: Approximately S$2,800 - S$3,400/month
- 4-Room Units: Approximately S$3,000 - S$3,400/month
- 5-Room Units: Approximately S$3,300 - S$4,000/month
- Executive Units: Approximately S$3,700 - S$4,500/month
These rental rates indicate healthy rental yields. For example, a 3-room unit purchased at S$450,000 renting for S$3,200/month generates approximately 8.5% gross annual rental yield (before expenses).
Calculating Rental Yield
Gross rental yield is calculated as: (Annual Rental Income ÷ Purchase Price) × 100
For a 5-room unit purchased at S$400,000 and renting for S$3,500/month:
- Annual rental income: S$3,500 × 12 = S$42,000
- Gross yield: (S$42,000 ÷ S$400,000) × 100 = 10.5%
However, net yield (after expenses like property tax, maintenance, agent fees) is typically 2-3 percentage points lower. A gross yield of 10.5% might result in a net yield of 7-8% after expenses.
Tenant Profile & Demand
Bedok North Avenue 4 attracts diverse tenants including young professionals, small families, and expatriates. The mature estate's established infrastructure and convenient location make it attractive to rental market tenants. This diverse demand base reduces vacancy risk and supports stable rental income.
Long-Term Appreciation Potential
HDB flat appreciation depends on several factors:
- Lease Length: As noted earlier, Block 97 has approximately 51 years remaining on its 99-year lease. This is still acceptable, but appreciation may slow as the lease shortens further
- Estate Maturity: Bedok is a mature estate, so appreciation is typically moderate compared to newer estates
- Location Improvements: Future infrastructure improvements (new MRT lines, commercial developments) could enhance appreciation
- Market Conditions: Overall Singapore property market cycles affect HDB appreciation
Historical data suggests mature HDB estates like Bedok appreciate at 2-4% annually, though this varies by market conditions. Investors should view HDB investment as medium to long-term holdings (7+ years) rather than short-term speculation.
Decision-Making Framework
Deciding whether to purchase at 97 Bedok North Avenue 4 or elsewhere requires systematic evaluation of multiple factors.
Key Decision Criteria
| Factor | Bedok North Avenue 4 Assessment |
|---|
