District 16 · Bedok · OCR
Eastern Grove
Jalan Limau Kasturi · Terrace · 999 yrs lease commencing from 1878
Current PSF
$2,070
+33.9% vs district median
Gross yield
1.4%
median rent $6,250/mo
3-year gain
0.0%
Transactions · 5y
3
1 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 395.382m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
-
Area income
$9,500/mo median
residential zone
En-bloc potential56 / 100
148 years old · 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
9%
PSF dispersion within project
The neighbourhood
P1 ring
Temasek Primary School 727m · Phase 2C 2.1× balloted · 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 · 304m
Food
New Upper Changi Road Blk 58 · 597m
Green
Jln Limau Kasturi Pg · 34m - 15 parks within 1km
Mall
Djitsun Mall Bedok · 1.9km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.6km
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
$1,178
2022
$1,413
+19.9%
2024
$1,817
+28.6%
2026
$2,070
+13.9%
Recent transactions URA, latest 4
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $4,900,000 | 2,367 | $2,070 | - |
| Dec 2024 | $4,730,000 | 2,604 | $1,817 | - |
| May 2022 | $3,680,000 | 2,604 | $1,413 | - |
| May 2021 | $3,950,000 | 3,354 | $1,178 | - |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Eastern Grove actually sell for - this project trades at 3.4× the nearest block’s PSF.