District 16 · Bedok · OCR
D'Manor
Tanah Merah Kechil Avenue · Strata Terrace · 99 yrs lease commencing from 1997
Current PSF
$954
-38.3% vs district median
Gross yield
3.0%
median rent $6,500/mo
3-year gain
14.8%
Transactions · 5y
48
11 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 422.854m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
-
Area income
$9,500/mo median
residential zone
En-bloc potential48 / 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
-
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 645m · Phase 2C 0.2× · Saint Anthony'S Canossian Primary School 645m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Anthony'S Canossian Secondary School · 579m
Food
Bedok North Street 4 Blk 85 (85 Fengshan Centre) · 779m - 2 hawker centres within 1km
Green
Tanah Merah Pg · 272m - 11 parks within 1km
Mall
Eastpoint Mall · 1.5km
Health
Changi General Hospital (hospital) · 1.2km
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
Price trend average PSF by year
2021
$701
2022
$768
+9.6%
2023
$863
+12.4%
2024
$896
+3.8%
2025
$933
+4.1%
2026
$991
+6.2%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,500,000 | 2,723 | $918 | - |
| Mar 2026 | $2,900,000 | 2,723 | $1,065 | - |
| Mar 2026 | $2,700,000 | 2,723 | $991 | - |
| Dec 2025 | $2,680,000 | 2,723 | $984 | - |
| Nov 2025 | $3,050,000 | 3,380 | $902 | - |
| Nov 2025 | $2,850,000 | 3,380 | $843 | - |
| Oct 2025 | $2,588,000 | 2,723 | $950 | - |
| Sept 2025 | $2,850,000 | 2,723 | $1,047 | - |
| Sept 2025 | $2,661,888 | 2,723 | $977 | - |
| Sept 2025 | $2,600,000 | 2,820 | $922 | - |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around D'Manor actually sell for - this project trades at 1.1× the nearest block’s PSF.