District 16 · Bedok · OCR
East Village
Upper Changi Road · Apartment · Freehold
Current PSF
$1,212
-21.6% vs district median
Gross yield
4.9%
median rent $2,800/mo
3-year gain
-31.4%
Transactions · 5y
22
4 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 497.183m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+106% premium
HDB median $588 psf
Area income
$9,500/mo median
mixed zone
En-bloc potential41 / 100
· composite of plot use, age, tenure, value gap & size
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
11%
PSF dispersion within project
The neighbourhood
P1 ring
St. Anthony'S Canossian Primary School 642m · Phase 2C 0.2× · Saint Anthony'S Canossian Primary School 642m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Anthony'S Canossian Secondary School · 568m
Food
Bedok North Street 4 Blk 85 (85 Fengshan Centre) · 828m
Green
Jln Pari Burong Pg · 229m - 11 parks within 1km
Mall
Eastpoint Mall · 1.4km
Health
Changi General Hospital (hospital) · 1.1km
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
$1,317
2022
$1,256
-4.6%
2023
$1,853
+47.5%
2024
$1,276
-31.1%
2025
$1,152
-9.7%
2026
$1,271
+10.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,650/mo | $4.82 | 4.8% | 110 |
| 2BR | $3,200/mo | $4.27 | 4.2% | 83 |
| 3BR | $4,200/mo | $2.55 | 2.5% | 5 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $1,448,888 | 1,270 | $1,141 | 01-05 |
| Feb 2026 | $709,000 | 506 | $1,401 | 01-05 |
| Dec 2025 | $1,330,000 | 1,206 | $1,103 | 01-05 |
| Sept 2025 | $1,060,000 | 883 | $1,201 | 01-05 |
| Mar 2024 | $1,525,000 | 1,195 | $1,276 | 01-05 |
| Jul 2023 | $758,000 | 409 | $1,853 | 01-05 |
| Nov 2022 | $1,700,000 | 1,668 | $1,019 | 01-05 |
| Sept 2022 | $1,380,000 | 1,195 | $1,155 | 01-05 |
| Sept 2022 | $1,380,000 | 1,281 | $1,077 | 01-05 |
| Aug 2022 | $642,000 | 409 | $1,570 | 01-05 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around East Village actually sell for - this project trades at 2.5× the nearest block’s PSF.