District 16 · Bedok · OCR
Aquarius By The Park
Bedok Reservoir View · Condominium · 99 yrs lease commencing from 1996
Current PSF
$1,322
-14.5% vs district median
Gross yield
3.3%
median rent $4,275/mo
3-year gain
15.2%
Transactions · 5y
129
21 in last 12 months
Nearest MRT
Bedok Reservoir Mrt Station · 310.39m
DTL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+125% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential41 / 100
30 years old · composite of plot use, age, tenure, value gap & size
Lease decay69 years left
worth 85.4%of freehold today (Bala’s Table) · loses ~5.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+5.8%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Red Swastika School 455m · Phase 2C 2.3× balloted · Yu Neng Primary School 583m · Phase 2C 1.4× balloted · St. Anthony'S Canossian Primary School 750m · Phase 2C 0.2× · Saint Anthony'S Canossian Primary School 750m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bedok Green Secondary School · 391m
Food
Bedok North Street 3 Blk 511 (Kaki Bukit 511 Market And Food Centre) · 752m - 2 hawker centres within 1km
Green
Bedok Town Pk · 928m
Mall
Djitsun Mall Bedok · 1.5km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.3km
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
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,337 psf - 5% above units on floors 1–5 ($1,271 psf).
Price trend average PSF by year
2021
$951
2022
$1,069
+12.4%
2023
$1,165
+9%
2024
$1,282
+10%
2025
$1,316
+2.7%
2026
$1,342
+2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,500/mo | $4.12 | 3.7% | 136 |
| 3BR | $4,350/mo | $3.48 | 3.2% | 225 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,200,000 | 893 | $1,343 | 16-20 |
| Apr 2026 | $1,747,000 | 1,227 | $1,424 | 16-20 |
| Apr 2026 | $1,160,000 | 893 | $1,298 | 06-10 |
| Apr 2026 | $1,100,000 | 893 | $1,231 | 01-05 |
| Mar 2026 | $1,850,000 | 1,324 | $1,397 | 06-10 |
| Feb 2026 | $1,718,000 | 1,324 | $1,298 | 01-05 |
| Feb 2026 | $1,218,000 | 893 | $1,363 | 11-15 |
| Feb 2026 | $1,190,000 | 893 | $1,332 | 06-10 |
| Jan 2026 | $1,790,000 | 1,324 | $1,352 | 06-10 |
| Jan 2026 | $1,233,000 | 893 | $1,380 | 11-15 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Aquarius By The Park actually sell for - this project trades at 2.0× the nearest block’s PSF.