District 16 · Bedok · OCR
Bagnall Haus
Upper East Coast Road · Apartment · Freehold
Current PSF
$2,600
+68.2% vs district median
Gross yield
-
3-year gain
0.0%
Transactions · 5y
104
9 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 1,192.901m
EWL
Future MRT
Sungei Bedok Mrt Station
TEL · 2026
Vs local HDB
+342% premium
HDB median $588 psf
Area income
$9,500/mo median
residential 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
4%
PSF dispersion within project
The neighbourhood
Secondary
Bedok South Secondary School · 687m
Food
Bedok Food Centre · 72m
Green
Kew Dr Pg · 350m - 10 parks within 1km
Health
Changi General Hospital (hospital) · 2.4km
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 launch, by the record
developer sales + new-sale caveats · URA - the numbers a brochure won’t print
Sold to date
104 / 113
92% taken up · 26 '06
Median price
$0k
$0k–$0k band
Unit sizes sold
775 sqft
495–1528 sqft range
Still available
9
units unsold
Take-up over time · cumulative units sold
What actually sold · by strata size (sqft)
495–668
10
668–841
46
841–1014
9
1014–1187
7
1187–1360
11
1360–1528
8
Strata areas here follow the post-June-2023 GFA harmonisation (AC ledges, void spaces excluded), so this project’s PSF runs a few percent “higher” against older stock measured the old way. A like-for-like PSF comparison to pre-2023 resales isn’t apples-to-apples.
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2025 paid an average of $2,500 psf (88 sales). At today’s $2,600 psf, they are up 4% on paper.
Price trend average PSF by year
2025
$2,500
2026
$2,559
+2.4%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $3,097,000 | 1,249 | $2,480 | 01-05 |
| Mar 2026 | $1,941,000 | 764 | $2,540 | 01-05 |
| Feb 2026 | $3,316,000 | 1,249 | $2,656 | 01-05 |
| Dec 2025 | $3,273,000 | 1,249 | $2,621 | 01-05 |
| Dec 2025 | $1,340,000 | 495 | $2,706 | 01-05 |
| Nov 2025 | $1,973,000 | 753 | $2,619 | 01-05 |
| Sept 2025 | $3,678,000 | 1,528 | $2,406 | 01-05 |
| Sept 2025 | $1,987,000 | 764 | $2,600 | 01-05 |
| Aug 2025 | $1,371,000 | 495 | $2,769 | 01-05 |
| Jul 2025 | $3,708,000 | 1,528 | $2,426 | 01-05 |
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