District 16 · Bedok · OCR
Breeze By The East
Upper East Coast Road · Condominium · Freehold
Current PSF
$1,892
+22.4% vs district median
Gross yield
2.1%
median rent $6,000/mo
3-year gain
0.0%
Transactions · 5y
20
1 in last 12 months
Nearest MRT
Siglap Mrt Station · 956.254m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+222% 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
9%
PSF dispersion within project
The neighbourhood
P1 ring
Temasek Primary School 964m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Temasek Secondary School · 1.1km
Food
East Coast Lagoon Food Village · 791m - 2 hawker centres within 1km
Green
Sennett Ave Pg · 394m - 6 parks within 1km
Mall
Bedok Mall · 1.5km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.6km
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 20251,873m from Long Island (East Coast) - TBD (multi-decade) new homes announced
Price trend average PSF by year
2021
$1,264
2022
$1,441
+14%
2024
$1,638
+13.7%
2025
$1,673
+2.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,400/mo | $3.52 | 2.2% | 10 |
| 3BR | $5,600/mo | $3.20 | 2.0% | 42 |
| 4BR | $7,500/mo | $2.94 | 1.9% | 22 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Sept 2025 | $3,360,000 | 1,776 | $1,892 | 01-05 |
| Jul 2025 | $2,100,000 | 1,249 | $1,682 | 01-05 |
| Apr 2025 | $4,400,000 | 2,885 | $1,525 | 01-05 |
| Apr 2025 | $4,008,888 | 2,519 | $1,592 | 01-05 |
| Nov 2024 | $2,838,888 | 1,572 | $1,806 | 01-05 |
| Sept 2024 | $1,880,000 | 1,249 | $1,506 | 01-05 |
| May 2024 | $3,200,000 | 2,045 | $1,565 | 01-05 |
| Mar 2024 | $2,630,000 | 1,572 | $1,674 | 01-05 |
| Dec 2022 | $2,800,000 | 1,776 | $1,577 | 01-05 |
| Aug 2022 | $1,900,000 | 1,249 | $1,522 | 01-05 |
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