District 16 · Bedok · OCR
Bleu @ East Coast
Upper East Coast Road · Condominium · Freehold
Current PSF
$1,546
+0.0% vs district median
Gross yield
2.7%
median rent $4,125/mo
3-year gain
11.7%
Transactions · 5y
10
1 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 1,289.865m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+163% 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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Temasek Primary School 186m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Temasek Secondary School · 303m
Food
New Upper Changi Road Blk 58 · 1.0km
Green
Lucky Gardens Pg · 530m - 11 parks within 1km
Mall
Bedok Mall · 2.0km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.9km
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
Master Plan 20252,414m from Long Island (East Coast) - TBD (multi-decade) new homes announced
Price trend average PSF by year
2021
$1,313
2022
$1,267
-3.5%
2023
$1,384
+9.2%
2024
$1,601
+15.7%
2025
$1,684
+5.2%
2026
$1,546
-8.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,550/mo | $3.38 | 2.6% | 14 |
| 3BR | $4,300/mo | $3.74 | 2.9% | 29 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $2,580,000 | 1,668 | $1,546 | 01-05 |
| Jun 2025 | $2,080,000 | 1,206 | $1,725 | 01-05 |
| Mar 2025 | $1,750,000 | 1,066 | $1,642 | 01-05 |
| Aug 2024 | $1,930,000 | 1,206 | $1,601 | 01-05 |
| Jul 2023 | $1,400,000 | 1,012 | $1,384 | 01-05 |
| Oct 2022 | $1,470,000 | 1,012 | $1,453 | 01-05 |
| Sept 2022 | $1,450,000 | 1,012 | $1,433 | 01-05 |
| Jun 2022 | $1,515,000 | 1,066 | $1,422 | 01-05 |
| May 2022 | $2,650,000 | 2,551 | $1,039 | 01-05 |
| Mar 2022 | $2,525,000 | 2,551 | $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 Bleu @ East Coast actually sell for - this project trades at 2.4× the nearest block’s PSF.