District 16 · Bedok · OCR
Bedok Residences
Bedok North Drive · Apartment · 99 yrs lease commencing from 2011
Current PSF
$1,813
+17.3% vs district median
Gross yield
3.5%
median rent $4,300/mo
3-year gain
9.0%
Transactions · 5y
105
13 in last 12 months
Nearest MRT
Bedok Mrt Station · 183.739m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+208% premium
HDB median $588 psf
Area income
$9,500/mo median
commercial zone
En-bloc potential26 / 100
15 years old · composite of plot use, age, tenure, value gap & size
Lease decay84 years left
worth 92.6%of freehold today (Bala’s Table) · loses ~4.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+0.8%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
10%
PSF dispersion within project
The neighbourhood
P1 ring
Fengshan Primary School 601m · Phase 2C 1.3× balloted · Opera Estate Primary School 815m · Phase 2C 0.8× · Knowledge Park Educare Pte Lte (Opera Estate Primary School) 815m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bedok Green Secondary School · 1.2km
Food
New Upper Changi Road Blk 208b · 176m - 5 hawker centres within 1km
Green
Aida Pk · 645m - 5 parks within 1km
Mall
Bedok Mall · 47m
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 380m
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 $1,828 psf - 13% above units on floors 1–5 ($1,613 psf).
Price trend average PSF by year
2021
$1,500
2022
$1,559
+3.9%
2023
$1,651
+5.9%
2024
$1,745
+5.7%
2025
$1,862
+6.7%
2026
$1,799
-3.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,400/mo | $6.18 | 4.1% | 388 |
| 2BR | $4,300/mo | $5.06 | 3.3% | 390 |
| 3BR | $5,500/mo | $4.78 | 3.2% | 206 |
| 4BR | $6,650/mo | $4.59 | 3.0% | 48 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $1,575,000 | 980 | $1,608 | 01-05 |
| Apr 2026 | $1,480,000 | 689 | $2,148 | 11-15 |
| Mar 2026 | $2,800,000 | 1,442 | $1,941 | 11-15 |
| Mar 2026 | $1,080,000 | 581 | $1,858 | 06-10 |
| Jan 2026 | $4,500,000 | 3,122 | $1,442 | 11-15 |
| Nov 2025 | $2,140,000 | 1,076 | $1,988 | 11-15 |
| Nov 2025 | $1,638,000 | 1,076 | $1,522 | 01-05 |
| Nov 2025 | $990,000 | 517 | $1,916 | 06-10 |
| Oct 2025 | $1,765,000 | 936 | $1,885 | 06-10 |
| Aug 2025 | $1,760,000 | 936 | $1,879 | 06-10 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Bedok Residences actually sell for - this project trades at 3.0× the nearest block’s PSF.