District 16 · Bedok · OCR
Casafina
Bedok South Avenue 1 · Condominium · 99 yrs lease commencing from 1996
Current PSF
$1,262
-18.4% vs district median
Gross yield
3.3%
median rent $4,500/mo
3-year gain
13.2%
Transactions · 5y
52
17 in last 12 months
Nearest MRT
Siglap Mrt Station · 729.01m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+115% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential43 / 100
30 years old · composite of plot use, age, tenure, value gap & size
Lease decay69 years left
worth 85.4%of freehold today (Bala’s Table) · loses ~5.9pts 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
8%
PSF dispersion within project
The neighbourhood
Secondary
Bedok View Secondary School · 1.5km
Food
Bedok South Road Blk 16 · 607m - 2 hawker centres within 1km
Green
Tanah Puteh Pk · 299m - 9 parks within 1km
Mall
Bedok Mall · 1.2km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.3km
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%
Master Plan 20251,963m from Long Island (East Coast) - TBD (multi-decade) new homes announced
Price trend average PSF by year
2021
$937
2022
$990
+5.7%
2023
$1,174
+18.6%
2024
$1,179
+0.4%
2025
$1,231
+4.4%
2026
$1,329
+8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,800/mo | $3.62 | 3.4% | 27 |
| 3BR | $4,400/mo | $3.26 | 3.1% | 71 |
| 4BR | $5,800/mo | $3.52 | 3.3% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $1,620,000 | 1,281 | $1,265 | 01-05 |
| Mar 2026 | $1,800,000 | 1,345 | $1,338 | 01-05 |
| Mar 2026 | $1,600,000 | 1,259 | $1,270 | 01-05 |
| Mar 2026 | $1,490,000 | 1,033 | $1,442 | 01-05 |
| Dec 2025 | $2,550,000 | 2,099 | $1,215 | 01-05 |
| Dec 2025 | $2,410,000 | 2,120 | $1,137 | 01-05 |
| Dec 2025 | $1,998,000 | 1,604 | $1,246 | 01-05 |
| Dec 2025 | $1,720,000 | 1,324 | $1,299 | 01-05 |
| Dec 2025 | $1,609,000 | 1,249 | $1,289 | 01-05 |
| Nov 2025 | $2,350,000 | 1,981 | $1,187 | 01-05 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Casafina actually sell for - this project trades at 2.1× the nearest block’s PSF.