District 16 · Bedok · OCR
Archipelago
Bedok Reservoir Road · Condominium · 99 yrs lease commencing from 2011
Current PSF
$1,521
-1.6% vs district median
Gross yield
3.6%
median rent $3,900/mo
3-year gain
8.2%
Transactions · 5y
151
30 in last 12 months
Nearest MRT
Bedok North Mrt Station · 420.02m
DTL
Future MRT
Tampines North Mrt Station
CRL · 2030
Vs local HDB
+159% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential27 / 100
15 years old · composite of plot use, age, tenure, value gap & size
Lease decay84 years left
worth 92.6%of freehold today (Bala’s Table) · loses ~4.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+2.3%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
15%
PSF dispersion within project
The neighbourhood
P1 ring
Damai Primary School 305m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Damai Secondary School · 789m
Food
Bedok North Street 3 Blk 538 · 823m - 2 hawker centres within 1km
Green
Bedok Reservoir Pk · 721m - 2 parks within 1km
Mall
Djitsun Mall Bedok · 1.7km
Health
Kaki Bukit Polyclinic (polyclinic) · 1.2km
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%
Price trend average PSF by year
2021
$1,166
2022
$1,283
+10%
2023
$1,375
+7.2%
2024
$1,462
+6.3%
2025
$1,556
+6.4%
2026
$1,488
-4.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,900/mo | $5.27 | 4.2% | 156 |
| 2BR | $3,800/mo | $4.47 | 3.5% | 225 |
| 3BR | $5,200/mo | $4.52 | 3.6% | 99 |
| 4BR | $6,500/mo | $3.94 | 3.1% | 34 |
| 5BR | $8,400/mo | $3.29 | 2.6% | 15 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,400,000 | 1,561 | $1,538 | 01-05 |
| Jun 2026 | $2,036,500 | 1,184 | $1,720 | 01-05 |
| Jun 2026 | $870,000 | 667 | $1,304 | 01-05 |
| May 2026 | $3,350,000 | 2,637 | $1,270 | 01-05 |
| May 2026 | $2,400,000 | 1,399 | $1,715 | 01-05 |
| May 2026 | $2,350,000 | 1,399 | $1,679 | 01-05 |
| Apr 2026 | $2,720,000 | 1,647 | $1,652 | 01-05 |
| Apr 2026 | $2,020,000 | 1,184 | $1,706 | 01-05 |
| Apr 2026 | $1,320,000 | 840 | $1,572 | 01-05 |
| Apr 2026 | $865,000 | 527 | $1,640 | 01-05 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Archipelago actually sell for - this project trades at 2.8× the nearest block’s PSF.