District 16 · Bedok · OCR
Eastern Lagoon
Upper East Coast Road · Condominium · Freehold
Current PSF
$1,651
+6.8% vs district median
Gross yield
2.8%
median rent $3,600/mo
3-year gain
-5.7%
Transactions · 5y
36
12 in last 12 months
Nearest MRT
Siglap Mrt Station · 654.125m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+181% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
+0.8%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
9%
PSF dispersion within project
The neighbourhood
Secondary
Temasek Secondary School · 1.5km
Food
East Coast Lagoon Food Village · 710m - 2 hawker centres within 1km
Green
Sennett Ave Pg · 401m - 9 parks within 1km
Mall
Bedok Mall · 1.4km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.5km
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%
Master Plan 20251,798m from Long Island (East Coast) - TBD (multi-decade) new homes announced
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,824 psf - 12% above units on floors 1–5 ($1,628 psf).
Price trend average PSF by year
2021
$1,467
2022
$1,602
+9.2%
2023
$1,793
+11.9%
2024
$1,695
-5.5%
2025
$1,632
-3.7%
2026
$1,690
+3.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,950/mo | $3.93 | 2.9% | 149 |
| 2BR | $3,500/mo | $3.68 | 2.7% | 209 |
| 3BR | $4,400/mo | $3.26 | 2.4% | 62 |
| 4BR | $5,200/mo | $2.97 | 2.2% | 9 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,680,000 | 1,378 | $1,945 | 11-15 |
| Jun 2026 | $1,000,000 | 721 | $1,387 | 01-05 |
| Apr 2026 | $1,280,000 | 753 | $1,699 | 11-15 |
| Jan 2026 | $2,380,000 | 1,378 | $1,727 | 11-15 |
| Dec 2025 | $1,050,000 | 689 | $1,524 | 06-10 |
| Nov 2025 | $1,720,000 | 1,066 | $1,614 | 01-05 |
| Oct 2025 | $1,710,000 | 893 | $1,914 | 11-15 |
| Oct 2025 | $1,270,000 | 797 | $1,594 | 01-05 |
| Oct 2025 | $1,020,000 | 721 | $1,414 | 01-05 |
| Sept 2025 | $1,928,000 | 1,066 | $1,809 | 01-05 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Eastern Lagoon actually sell for - this project trades at 2.7× the nearest block’s PSF.