District 16 · Bedok · OCR
Costa Del Sol
Bayshore Road · Condominium · 99 yrs lease commencing from 1997
Current PSF
$1,917
+24.0% vs district median
Gross yield
2.8%
median rent $6,200/mo
3-year gain
18.9%
Transactions · 5y
169
33 in last 12 months
Nearest MRT
Siglap Mrt Station · 1,057.877m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+226% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential33 / 100
29 years old · composite of plot use, age, tenure, value gap & size
Lease decay70 years left
worth 86.0%of freehold today (Bala’s Table) · loses ~6.0pts 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
9%
PSF dispersion within project
The neighbourhood
P1 ring
Temasek Primary School 923m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Temasek Secondary School · 1.0km
Food
East Coast Lagoon Food Village · 720m
Green
Sennett Ave Pg · 670m - 6 parks within 1km
Mall
Bedok Mall · 1.8km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.8km
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 20251,736m from Long Island (East Coast) - TBD (multi-decade) new homes announced
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,899 psf - 22% above units on floors 1–5 ($1,559 psf).
Price trend average PSF by year
2021
$1,409
2022
$1,598
+13.4%
2023
$1,681
+5.2%
2024
$1,740
+3.5%
2025
$1,855
+6.6%
2026
$1,998
+7.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,900/mo | $4.11 | 2.6% | 43 |
| 3BR | $5,650/mo | $4.19 | 2.6% | 395 |
| 4BR | $6,700/mo | $4.32 | 2.7% | 257 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,480,000 | 1,324 | $1,873 | 16-20 |
| Jun 2026 | $3,350,000 | 1,755 | $1,909 | 06-10 |
| Jun 2026 | $2,580,000 | 1,227 | $2,103 | 21-25 |
| May 2026 | $2,798,000 | 1,345 | $2,080 | 21-25 |
| May 2026 | $2,750,000 | 1,345 | $2,044 | 16-20 |
| May 2026 | $2,702,888 | 1,313 | $2,058 | 21-25 |
| Apr 2026 | $2,625,000 | 1,313 | $1,999 | 21-25 |
| Mar 2026 | $2,920,000 | 1,345 | $2,170 | 26-30 |
| Mar 2026 | $2,360,000 | 1,238 | $1,907 | 21-25 |
| Feb 2026 | $3,290,000 | 1,561 | $2,108 | 26-30 |
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