District 16 · Bedok · OCR
Bayshore Park
Bayshore Road · Condominium · 99 yrs lease commencing from 1982
Current PSF
$1,301
-15.8% vs district median
Gross yield
3.5%
median rent $4,000/mo
3-year gain
-2.7%
Transactions · 5y
134
22 in last 12 months
Nearest MRT
Siglap Mrt Station · 592.459m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+121% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential48 / 100
44 years old · composite of plot use, age, tenure, value gap & size
Lease decay55 years left
worth 77.3%of freehold today (Bala’s Table) · loses ~5.5pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+0.3%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
Secondary
Temasek Secondary School · 1.5km
Food
East Coast Lagoon Food Village · 454m
Green
East Coast Park Area E · 548m - 7 parks within 1km
Mall
Bedok Mall · 1.6km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.7km
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%
Master Plan 20251,551m from Long Island (East Coast) - TBD (multi-decade) new homes announced
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,355 psf - 13% above units on floors 1–5 ($1,196 psf).
Price trend average PSF by year
2021
$1,061
2022
$1,202
+13.3%
2023
$1,293
+7.6%
2024
$1,301
+0.6%
2025
$1,317
+1.2%
2026
$1,258
-4.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,800/mo | $4.31 | 4.0% | 75 |
| 2BR | $3,400/mo | $3.58 | 3.3% | 630 |
| 3BR | $4,250/mo | $3.40 | 3.1% | 363 |
| 4BR | $6,500/mo | $3.02 | 2.8% | 86 |
| 5BR | $9,200/mo | - | - | 25 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,080,000 | 936 | $1,153 | 01-05 |
| May 2026 | $1,660,000 | 1,292 | $1,285 | 11-15 |
| May 2026 | $1,250,000 | 936 | $1,335 | 06-10 |
| Apr 2026 | $1,650,000 | 1,292 | $1,277 | 06-10 |
| Apr 2026 | $1,120,000 | 936 | $1,196 | 01-05 |
| Mar 2026 | $1,180,000 | 936 | $1,260 | 06-10 |
| Feb 2026 | $1,268,000 | 936 | $1,354 | 06-10 |
| Jan 2026 | $4,275,000 | 3,800 | $1,125 | 06-10 |
| Jan 2026 | $1,248,888 | 936 | $1,334 | 01-05 |
| Dec 2025 | $1,300,000 | 936 | $1,388 | 16-20 |
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