District 15 · Bedok · OCR
448@East Coast
East Coast Road · Apartment · Freehold
Current PSF
$1,712
-2.1% vs district median
Gross yield
4.5%
median rent $2,888/mo
3-year gain
9.9%
Transactions · 5y
8
3 in last 12 months
Nearest MRT
Marine Terrace Mrt Station · 277.259m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+191% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential32 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
2%
PSF dispersion within project
The neighbourhood
P1 ring
Chij (Katong) Primary 367m · Phase 2C 0.7× · Tao Nan School 445m · Phase 2C 1.8× balloted · Ngee Ann Primary School 585m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Tanjong Katong Secondary School · 1.8km
Food
Marine Terrace Blk 50a (50a Marine Terrace) · 426m
Green
Telok Kurau Lorong N Pk · 181m - 5 parks within 1km
Mall
The Flow Mall · 1.1km
Health
Parkway East Hospital (hospital) · 867m
Who lives in Bedok
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
276,990
Median age
45 yrs
43% under 40 · getting older
Children 0–9
21,280
▼ 15% since 2015 · future P1 demand
Household size
3.1 avg
Homes
63% HDB
20% condo · 16% landed
Degree holders
34%
residents 15+
Commute
55% transit
24% drive
45 min+ to work
23%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$1,350
2023
$1,553
+15%
2024
$1,725
+11.1%
2025
$1,742
+1%
2026
$1,707
-2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,800/mo | $6.22 | 4.4% | 27 |
| 2BR | $2,700/mo | $4.91 | 3.4% | 15 |
Recent transactions URA, latest 9
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $775,000 | 463 | $1,674 | 01-05 |
| Feb 2026 | $805,000 | 463 | $1,739 | 01-05 |
| Oct 2025 | $1,130,000 | 657 | $1,721 | 01-05 |
| Jun 2025 | $778,000 | 441 | $1,763 | 01-05 |
| Dec 2024 | $743,000 | 431 | $1,726 | 01-05 |
| Apr 2024 | $742,000 | 431 | $1,723 | 01-05 |
| Dec 2023 | $1,020,000 | 657 | $1,553 | 01-05 |
| Nov 2021 | $713,000 | 441 | $1,616 | 01-05 |
| Jul 2021 | $1,201,888 | 1,109 | $1,084 | 01-05 |
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More in District 15
The HDB blocks next door
The entry point, measured: what the resale flats around 448@East Coast actually sell for - this project trades at 2.7× the nearest block’s PSF.