District 15 · Bedok · OCR
East Bay Gardens
Lorong G Telok Kurau · Apartment · 99 yrs lease commencing from 1995
Current PSF
$1,093
-37.5% vs district median
Gross yield
4.0%
median rent $4,900/mo
3-year gain
21.4%
Transactions · 5y
11
1 in last 12 months
Nearest MRT
Marine Terrace Mrt Station · 1,277.844m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+86% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential49 / 100
31 years old · composite of plot use, age, tenure, value gap & size
Lease decay68 years left
worth 84.5%of freehold today (Bala’s Table) · loses ~5.5pts 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. Stephen'S School 527m · Phase 2C 0.4× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Manjusri Secondary School · 1.6km
Food
Eunos Crescent Blk 4a · 961m
Green
Telok Kurau Pk · 254m - 13 parks within 1km
Mall
The Flow Mall · 1.8km
Health
Parkway East Hospital (hospital) · 536m
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
$886
2022
$885
-0.1%
2023
$900
+1.7%
2024
$968
+7.6%
2025
$1,046
+8.1%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Oct 2025 | $1,530,000 | 1,399 | $1,093 | 01-05 |
| May 2025 | $1,710,000 | 1,711 | $999 | 01-05 |
| May 2024 | $1,355,000 | 1,399 | $968 | 01-05 |
| Aug 2023 | $1,540,000 | 1,711 | $900 | 01-05 |
| Jul 2022 | $1,500,000 | 1,711 | $876 | 01-05 |
| Jul 2022 | $1,208,000 | 1,399 | $863 | 01-05 |
| Jun 2022 | $1,400,000 | 1,528 | $916 | 01-05 |
| Feb 2022 | $1,350,000 | 1,528 | $883 | 01-05 |
| Nov 2021 | $1,250,000 | 1,399 | $893 | 01-05 |
| Oct 2021 | $1,245,000 | 1,399 | $890 | 01-05 |
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More in District 15
The HDB blocks next door
The entry point, measured: what the resale flats around East Bay Gardens actually sell for - this project trades at 1.7× the nearest block’s PSF.