District 15 · Bedok · OCR
77 @ East Coast
Upper East Coast Road · Apartment · Freehold
Current PSF
$1,966
+12.4% vs district median
Gross yield
3.3%
median rent $3,275/mo
3-year gain
0.0%
Transactions · 5y
21
2 in last 12 months
Nearest MRT
Siglap Mrt Station · 489.17m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+234% premium
HDB median $588 psf
Area income
$9,500/mo median
mixed zone
En-bloc potential31 / 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
3%
PSF dispersion within project
The neighbourhood
P1 ring
Opera Estate Primary School 835m · Phase 2C 0.8× · Knowledge Park Educare Pte Lte (Opera Estate Primary School) 835m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
East Coast Lagoon Food Village · 1.1km
Green
Siglap Linear Pk (Upp Ec Rd-M Parade) · 262m - 11 parks within 1km
Mall
Bedok Mall · 1.3km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.6km
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
Master Plan 20251,862m from Long Island (East Coast) - TBD (multi-decade) new homes announced
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $1,738 psf (9 sales). At today’s $1,966 psf, they are up 13% on paper.
Price trend average PSF by year
2021
$1,738
2022
$1,759
+1.2%
2024
$2,006
+14%
2025
$2,015
+0.4%
2026
$1,918
-4.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,400/mo | $5.23 | 3.2% | 25 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $1,280,000 | 667 | $1,918 | 01-05 |
| Sept 2025 | $1,388,000 | 689 | $2,015 | 01-05 |
| Dec 2024 | $1,130,000 | 592 | $1,909 | 01-05 |
| Mar 2024 | $860,000 | 409 | $2,103 | 01-05 |
| Jun 2022 | $1,129,000 | 635 | $1,778 | 01-05 |
| May 2022 | $1,129,000 | 635 | $1,778 | 01-05 |
| May 2022 | $940,000 | 506 | $1,858 | 01-05 |
| Apr 2022 | $1,126,000 | 614 | $1,835 | 01-05 |
| Apr 2022 | $1,093,000 | 614 | $1,781 | 01-05 |
| Apr 2022 | $1,083,000 | 624 | $1,735 | 01-05 |
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