District 16 · Bedok · OCR
East Meadows
Tanah Merah Kechil Road · Condominium · 99 yrs lease commencing from 1998
Current PSF
$1,258
-18.6% vs district median
Gross yield
3.6%
median rent $4,500/mo
3-year gain
7.8%
Transactions · 5y
78
13 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 353.511m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+114% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential42 / 100
28 years old · composite of plot use, age, tenure, value gap & size
Lease decay71 years left
worth 86.5%of freehold today (Bala’s Table) · loses ~5.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+3.9%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
St. Anthony'S Canossian Primary School 686m · Phase 2C 0.2× · Saint Anthony'S Canossian Primary School 686m · Bedok Green Primary School 957m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bedok View Secondary School · 570m
Food
New Upper Changi Road Blk 58 · 660m - 2 hawker centres within 1km
Green
Tanah Merah Pg · 310m - 10 parks within 1km
Mall
Djitsun Mall Bedok · 1.7km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 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 $1,272 psf - 6% above units on floors 1–5 ($1,201 psf).
Price trend average PSF by year
2021
$994
2022
$1,071
+7.7%
2023
$1,169
+9.2%
2024
$1,255
+7.4%
2025
$1,291
+2.9%
2026
$1,260
-2.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,600/mo | $4.24 | 4.0% | 39 |
| 3BR | $4,300/mo | $3.44 | 3.3% | 286 |
| 4BR | $4,780/mo | $3.30 | 3.1% | 9 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,430,000 | 1,195 | $1,197 | 01-05 |
| Jun 2026 | $1,605,000 | 1,195 | $1,343 | 06-10 |
| May 2026 | $1,540,000 | 1,195 | $1,289 | 06-10 |
| Apr 2026 | $2,050,000 | 1,464 | $1,400 | 01-05 |
| Apr 2026 | $1,660,000 | 1,238 | $1,341 | 06-10 |
| Apr 2026 | $1,422,000 | 1,249 | $1,139 | 01-05 |
| Mar 2026 | $1,440,000 | 1,195 | $1,205 | 01-05 |
| Feb 2026 | $1,760,000 | 1,356 | $1,298 | 01-05 |
| Jan 2026 | $1,430,000 | 1,195 | $1,197 | 01-05 |
| Jan 2026 | $1,128,000 | 947 | $1,191 | 01-05 |
HomeRadar AIlive
Ask anything about EAST MEADOWS
Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
Sign in with Google to ask · AI-generated from this page’s data - may be inaccurate. Not financial advice.
More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around East Meadows actually sell for - this project trades at 2.1× the nearest block’s PSF.