District 16 · Bedok · OCR
Casa Merah
Tanah Merah Kechil Avenue · Apartment · 99 yrs lease commencing from 2006
Current PSF
$1,536
-0.6% vs district median
Gross yield
3.2%
median rent $4,900/mo
3-year gain
11.2%
Transactions · 5y
120
23 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 191.537m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+161% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential29 / 100
20 years old · composite of plot use, age, tenure, value gap & size
Lease decay79 years left
worth 90.5%of freehold today (Bala’s Table) · loses ~5.1pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
St. Anthony'S Canossian Primary School 831m · Phase 2C 0.2× · Saint Anthony'S Canossian Primary School 831m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bedok View Secondary School · 562m
Food
New Upper Changi Road Blk 58 · 729m - 2 hawker centres within 1km
Green
Tanah Merah Pg · 128m - 12 parks within 1km
Mall
Eastpoint Mall · 1.7km
Health
Changi General Hospital (hospital) · 1.4km
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
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,518 psf - 6% above units on floors 1–5 ($1,434 psf).
Price trend average PSF by year
2021
$1,148
2022
$1,237
+7.8%
2023
$1,378
+11.4%
2024
$1,427
+3.6%
2025
$1,500
+5.1%
2026
$1,533
+2.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,900/mo | $4.11 | 3.2% | 138 |
| 3BR | $5,000/mo | $4.00 | 3.1% | 308 |
| 4BR | $6,000/mo | $3.87 | 3.0% | 55 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,050,000 | 1,345 | $1,524 | 01-05 |
| Jun 2026 | $2,000,000 | 1,259 | $1,588 | 06-10 |
| Jun 2026 | $1,800,000 | 1,227 | $1,467 | 01-05 |
| Jun 2026 | $1,550,000 | 958 | $1,618 | 06-10 |
| Jun 2026 | $1,520,000 | 947 | $1,605 | 06-10 |
| May 2026 | $2,165,000 | 1,345 | $1,609 | 06-10 |
| Apr 2026 | $1,980,000 | 1,227 | $1,614 | 06-10 |
| Apr 2026 | $1,900,000 | 1,227 | $1,548 | 06-10 |
| Apr 2026 | $1,860,000 | 1,227 | $1,516 | 01-05 |
| Mar 2026 | $2,380,000 | 1,550 | $1,535 | 01-05 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Casa Merah actually sell for - this project trades at 2.6× the nearest block’s PSF.