District 14 · Bedok · OCR
Astoria Park
Lorong Mydin · Condominium · 99 yrs lease commencing from 1993
Current PSF
$1,347
-12.8% vs district median
Gross yield
3.6%
median rent $4,125/mo
3-year gain
8.0%
Transactions · 5y
57
7 in last 12 months
Nearest MRT
Bedok North Mrt Station · 1,568.02m
DTL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+129% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential41 / 100
33 years old · composite of plot use, age, tenure, value gap & size
Lease decay66 years left
worth 83.6%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.1%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
St. Stephen'S School 648m · 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
Eunos Crescent Blk 4a · 904m
Green
Jalan Senang Linear Park · 251m - 17 parks within 1km
Mall
Bedok Mall · 1.9km
Health
Parkway East Hospital (hospital) · 836m
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 $1,338 psf - 4% above units on floors 1–5 ($1,290 psf).
Price trend average PSF by year
2021
$1,032
2022
$1,147
+11.1%
2023
$1,252
+9.2%
2024
$1,285
+2.6%
2025
$1,323
+3%
2026
$1,352
+2.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,700/mo | $3.89 | 3.5% | 274 |
| 3BR | $4,400/mo | $3.83 | 3.4% | 176 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,648,800 | 1,313 | $1,256 | 01-05 |
| May 2026 | $1,420,000 | 1,001 | $1,419 | 11-15 |
| May 2026 | $1,190,000 | 850 | $1,399 | 06-10 |
| Mar 2026 | $1,500,000 | 1,195 | $1,255 | 01-05 |
| Feb 2026 | $1,188,888 | 850 | $1,398 | 01-05 |
| Jan 2026 | $1,328,000 | 958 | $1,386 | 06-10 |
| Oct 2025 | $1,258,880 | 958 | $1,314 | 01-05 |
| Jul 2025 | $1,465,000 | 1,195 | $1,226 | 11-15 |
| Jul 2025 | $1,240,000 | 958 | $1,294 | 11-15 |
| Jun 2025 | $1,268,888 | 958 | $1,325 | 01-05 |
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More in District 14
The HDB blocks next door
The entry point, measured: what the resale flats around Astoria Park actually sell for - this project trades at 2.1× the nearest block’s PSF.