District 16 · Bedok · OCR
Bedok Court
Bedok South Avenue 3 · Condominium · 99 yrs lease commencing from 1982
Current PSF
$1,047
-32.3% vs district median
Gross yield
2.8%
median rent $5,500/mo
3-year gain
3.3%
Transactions · 5y
48
7 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 601.73m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+78% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential56 / 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
-
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
Temasek Primary School 573m · Phase 2C 2.1× balloted · Bedok Green Primary School 767m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bedok View Secondary School · 231m
Food
New Upper Changi Road Blk 58 · 449m
Green
Jln Limau Kasturi Pg · 273m - 12 parks within 1km
Mall
Djitsun Mall Bedok · 1.7km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.5km
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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,004 psf - 1% above units on floors 1–5 ($993 psf).
Price trend average PSF by year
2021
$868
2022
$925
+6.6%
2023
$1,004
+8.5%
2024
$972
-3.2%
2025
$1,008
+3.7%
2026
$1,037
+2.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,500/mo | $3.04 | 3.5% | 22 |
| 2BR | $4,100/mo | $2.34 | 2.7% | 9 |
| 3BR | $5,400/mo | $2.40 | 2.8% | 69 |
| 4BR | $7,100/mo | - | - | 5 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,330,000 | 2,271 | $1,026 | 11-15 |
| Jul 2026 | $1,270,000 | 1,173 | $1,082 | 06-10 |
| May 2026 | $1,700,000 | 1,733 | $981 | 01-05 |
| Apr 2026 | $2,399,998 | 2,271 | $1,057 | 06-10 |
| Oct 2025 | $1,800,000 | 1,733 | $1,039 | 06-10 |
| Aug 2025 | $1,265,000 | 1,173 | $1,078 | 06-10 |
| Aug 2025 | $1,250,000 | 1,173 | $1,065 | 11-15 |
| Jul 2025 | $2,460,000 | 2,271 | $1,083 | 11-15 |
| Jun 2025 | $2,450,000 | 2,411 | $1,016 | 01-05 |
| Jun 2025 | $2,388,000 | 2,411 | $990 | 01-05 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Bedok Court actually sell for - this project trades at 1.7× the nearest block’s PSF.