District 14 · Bedok · OCR
Astor
Lengkong Empat · Apartment · 99 yrs lease commencing from 2002
Current PSF
$1,242
-19.6% vs district median
Gross yield
3.9%
median rent $3,625/mo
3-year gain
0.0%
Transactions · 5y
16
4 in last 12 months
Nearest MRT
Bedok North Mrt Station · 878.616m
DTL
Future MRT
Defu Mrt Station
CRL · 2030
Vs local HDB
+111% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential40 / 100
24 years old · composite of plot use, age, tenure, value gap & size
Lease decay75 years left
worth 88.5%of freehold today (Bala’s Table) · loses ~5.5pts of freehold value over the next decade
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
6%
PSF dispersion within project
The neighbourhood
P1 ring
Telok Kurau Primary School 335m · Phase 2C 0.4× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Manjusri Secondary School · 1.3km
Food
Bedok Reservoir Road Blk 630 · 460m
Green
Lengkong Enam Park · 239m - 14 parks within 1km
Mall
Bedok Mall · 1.9km
Health
Kaki Bukit Polyclinic (polyclinic) · 627m
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
$929
2022
$1,013
+9%
2024
$1,190
+17.5%
2025
$1,278
+7.4%
2026
$1,244
-2.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,500/mo | $4.12 | 4.0% | 19 |
| 3BR | $3,600/mo | $3.13 | 3.0% | 13 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,085,000 | 872 | $1,244 | 01-05 |
| Oct 2025 | $1,450,000 | 1,087 | $1,334 | 06-10 |
| Oct 2025 | $1,350,000 | 1,109 | $1,218 | 11-15 |
| Aug 2025 | $1,325,000 | 1,130 | $1,172 | 06-10 |
| Jul 2025 | $1,548,000 | 1,173 | $1,319 | 11-15 |
| May 2025 | $1,070,000 | 861 | $1,243 | 01-05 |
| Mar 2025 | $1,530,000 | 1,109 | $1,380 | 06-10 |
| Dec 2024 | $1,180,000 | 990 | $1,192 | 01-05 |
| Dec 2024 | $1,048,000 | 861 | $1,217 | 01-05 |
| Nov 2024 | $1,300,000 | 1,119 | $1,161 | 01-05 |
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More in District 14
The HDB blocks next door
The entry point, measured: what the resale flats around Astor actually sell for - this project trades at 2.6× the nearest block’s PSF.