97 Bedok North Avenue 4 HDB Price Trends: 2026 Resale Analysis

Block 97 Bedok North Avenue 4 represents a compelling case study in the mature Bedok HDB resale market. As a 5-room flat built in 1978, this block has experienced consistent transaction activity with resale prices ranging from $3,400 to $4,500 based on recent market data, making it a valuable reference point for buyers and investors evaluating properties in this established neighbourhood.[1][2] Understanding the price dynamics of this specific block requires examining broader Bedok North Avenue 4 trends, individual flat characteristics, and the factors driving buyer demand in 2026.

This cluster article builds on our comprehensive 97 Bedok North Avenue 4 HDB For Sale: Bedok Resale Flats Guide ">97 Bedok North Avenue 4 HDB For Sale guide, providing deeper analysis of price movements, market positioning, and strategic considerations for prospective buyers. At Homejourney, we prioritize verified data and transparent analysis to help you make confident property decisions.

Current Market Pricing for Block 97 Bedok North Avenue 4

Block 97 Bedok North Avenue 4 is a 5-room HDB flat built in 1978 with a typical floor area of approximately 110-115 square metres. Recent resale transactions show significant price variation depending on unit condition, floor level, and market timing.[1] The most recent recorded transaction for Block 97 occurred in March 2025 at $3,300 for a 5-room unit, while earlier transactions in 2024 ranged from $3,400 to $4,500.[1][2]

Across Bedok North Avenue 4 more broadly, current asking prices for 5-room flats range from $3,400 to $4,500 per month in rental, with sale prices typically between $514-$604 per square foot.[3] This pricing reflects the block's age (47 years old as of 2025) and its location within the mature Bedok estate, a well-established neighbourhood with strong amenities and transport connectivity.

For buyers using Homejourney's property search tools, understanding these baseline prices helps identify whether specific listings represent fair market value or present negotiation opportunities. The variation in pricing across different units within the same block often reflects unit orientation, floor level, and individual renovation standards.

Price Trend Analysis: 2024-2026

Examining transaction data from 2024 through early 2025 reveals important patterns in Block 97 and surrounding blocks on Bedok North Avenue 4. The 5-room category shows relatively stable pricing with modest fluctuations, suggesting a mature market with established buyer expectations rather than rapid appreciation.[1][2]

Key price movements observed:

April 2024: $3,400 transaction (Block 97)
March 2025: $3,300 transaction (Block 97) — slight dip suggesting market softness or unit-specific factors
Neighbouring blocks (94D, 96, 99): Range from $3,000-$4,500, indicating Block 97 sits mid-range
4-room units on the same street: $2,000-$3,900, approximately 20-30% lower than 5-room equivalents
Executive flats (1993 blocks): $3,700-$5,200, commanding 30-50% premiums due to newer construction

This data suggests that Block 97's pricing is driven more by flat type and size than by location within the street. The 1978 vintage places it in the older cohort of Bedok HDB blocks, which affects both absolute price levels and buyer psychology compared to newer executive flats constructed in 1993.

Factors Influencing Block 97 Resale Prices

Age and Lease Remaining

At 47 years old, Block 97 Bedok North Avenue 4 has approximately 52 years of lease remaining (assuming a 99-year lease from 1978). This lease length remains acceptable for HDB financing, though it's approaching the threshold where some buyers become concerned.[4] Banks typically require minimum 30-35 years remaining at loan maturity, so buyers with standard 25-year mortgages face no immediate constraints. However, this factor will increasingly influence pricing as the block ages further, making it important to monitor lease dynamics when evaluating long-term investment potential.

Block Type and Configuration

Block 97 is a traditional 5-room configuration, which commands strong demand from upgraders moving from 3-room or 4-room units. The 5-room category represents the sweet spot for family-oriented buyers in Singapore's HDB market, balancing space requirements with affordability compared to executive flats. This demand stability helps support pricing resilience compared to smaller unit types.

Bedok Location and Connectivity

Bedok North Avenue 4 sits within the established Bedok estate, served by Bedok MRT station (East-West Line) and multiple bus routes. The area benefits from mature neighbourhood amenities including Bedok Interchange, shopping centres, and established schools. This established infrastructure supports consistent buyer demand, though it also means limited upside from new development compared to emerging estates.

Market Sentiment and Economic Conditions

The relatively flat price trend from 2024-2025 reflects broader HDB resale market conditions during this period. Unlike growth phases where prices accelerate, mature blocks like 97 Bedok North Avenue 4 tend to track inflation and economic sentiment more closely. The March 2025 transaction at $3,300 (compared to April 2024 at $3,400) may reflect seasonal variations or individual unit factors rather than sustained market decline.

Comparative Analysis: Block 97 vs Surrounding Blocks

Understanding Block 97's relative positioning requires comparing it to neighbouring blocks on the same street. The following table summarizes recent transaction patterns:

Block	Year Built	Flat Type	Recent Price Range	Latest Transaction
97	1978	5-Room	$3,300-$3,400	Mar 2025: $3,300
96	1978	5-Room	$3,000-$4,000	Sep 2024: $4,000
99	1978	5-Room	$3,650-$4,500	Feb 2025: $4,500
94D	1978	5-Room	$3,400-$4,000	Dec 2024: $3,400

This comparison reveals that Block 97 trades at the lower end of the 5-room price spectrum on Bedok North Avenue 4. Block 99 commands a premium (up to $4,500), possibly due to better unit orientation, floor levels, or renovation quality. Block 96 shows similar pricing to Block 97, while Block 94D sits between them. For buyers evaluating Block 97, this positioning suggests fair value relative to comparable units, though specific unit inspection remains critical to validate pricing.

Investment Considerations for Block 97

Appreciation Potential

Block 97 represents a stable, mature investment rather than a growth opportunity. The flat pricing trend from 2024-2025 suggests limited capital appreciation in the near term. Buyers should approach this block with realistic expectations: returns will come primarily from rental income and mortgage principal repayment rather than price escalation. For investors seeking growth, newer executive flats or blocks in emerging estates may offer better upside, though they command higher entry prices.

Rental Yield

The rental market for 5-room units on Bedok North Avenue 4 shows consistent demand at $3,300-$4,000 per month.[2] This translates to gross rental yields of approximately 4.5-5.5% annually based on typical purchase prices around $3,300-$3,400. For investors using Bank Rates ">Homejourney's mortgage rate tools to calculate financing costs, this yield provides reasonable returns relative to current borrowing costs, though it requires careful tenant management and maintenance planning.

Buyer Demographics

Block 97 attracts primarily upgraders and families seeking affordable 5-room units with established neighbourhood amenities. This stable buyer base supports consistent demand and reduces vacancy risk for investors. The block's maturity means fewer first-time buyers (who typically target BTO or newer resale units) but strong appeal to experienced property owners.

Practical Steps for Evaluating Block 97 Listings

1. Verify Current Market Price

When evaluating specific Block 97 units, cross-reference asking prices against recent transaction data. Listings at $3,200-$3,400 for standard units align with market trends, while prices above $3,600 warrant deeper investigation into unit-specific features (premium floor level, recent renovation, corner unit status).

2. Assess Lease Remaining

Confirm the exact lease commencement date and calculate remaining lease at time of purchase. With 52 years remaining, Block 97 units remain financeable, but buyers should understand that lease length will become increasingly important for future resale. Request the Infobanc or property search report to verify exact lease details.

3. Inspect Unit Condition Thoroughly

The 47-year age means potential issues with plumbing, electrical systems, and structural elements. Budget for renovation costs and factor these into your purchase decision. Units showing recent upgrades command premiums and reduce post-purchase maintenance risks.

4. Calculate Total Acquisition Costs

Beyond the purchase price, factor in Buyer's Stamp Duty (BSD), legal fees, and CPF withdrawal limits. Use Bank Rates ">Homejourney's financing tools to model mortgage scenarios and understand your true cash outlay.

5. Evaluate Neighbourhood Amenities

Bedok North Avenue 4 benefits from proximity to Bedok MRT station (approximately 800 metres), Bedok Interchange, and established shopping centres. Confirm these amenities meet your lifestyle needs and validate the location's appeal for future resale.

Risk Factors and Considerations

Lease Decay

As Block 97 ages beyond 50 years, lease length becomes an increasingly critical factor in buyer perception and financing approval. While currently acceptable, the block will face headwinds as it approaches 60+ years old. Buyers should factor this timeline into long-term holding strategies.

Maintenance Costs

Older blocks typically face higher maintenance costs as building systems age. Sinking funds and maintenance charges may increase over time. Review the block's maintenance history and sinking fund status through HDB records.

Limited Renovation Upside

Unlike newer blocks where renovation can significantly increase value, older blocks like 97 have more limited upside from cosmetic improvements. Structural constraints and building age mean renovation returns are modest.