District 16 · Bedok · OCR
Eco
Bedok South Avenue 3 · Condominium · 99 yrs lease commencing from 2012
Current PSF
$1,510
-2.3% vs district median
Gross yield
3.8%
median rent $3,200/mo
3-year gain
4.3%
Transactions · 5y
198
28 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 514.898m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+157% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential27 / 100
14 years old · composite of plot use, age, tenure, value gap & size
Lease decay85 years left
worth 92.9%of freehold today (Bala’s Table) · loses ~4.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.2%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Temasek Primary School 637m · Phase 2C 2.1× balloted · Bedok Green Primary School 808m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bedok View Secondary School · 202m
Food
New Upper Changi Road Blk 58 · 467m
Green
Jln Limau Kasturi Pg · 185m - 14 parks within 1km
Mall
Djitsun Mall Bedok · 1.8km
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%
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 $1,554 psf - 7% above units on floors 1–5 ($1,453 psf).
Price trend average PSF by year
2021
$1,314
2022
$1,393
+6%
2023
$1,446
+3.8%
2024
$1,502
+3.9%
2025
$1,534
+2.1%
2026
$1,508
-1.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,000/mo | $4.62 | 3.7% | 659 |
| 2BR | $3,900/mo | $4.59 | 3.6% | 232 |
| 3BR | $4,700/mo | $4.48 | 3.6% | 161 |
| 5BR | $10,000/mo | - | - | 10 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,710,000 | 1,012 | $1,690 | 01-05 |
| Jun 2026 | $920,000 | 700 | $1,315 | 01-05 |
| Jun 2026 | $910,000 | 581 | $1,566 | 06-10 |
| Jun 2026 | $908,000 | 603 | $1,506 | 06-10 |
| May 2026 | $853,000 | 700 | $1,219 | 01-05 |
| Apr 2026 | $1,810,000 | 1,023 | $1,770 | 11-15 |
| Apr 2026 | $1,385,000 | 840 | $1,650 | 06-10 |
| Apr 2026 | $928,888 | 797 | $1,166 | 01-05 |
| Apr 2026 | $920,000 | 592 | $1,554 | 11-15 |
| Mar 2026 | $1,530,000 | 915 | $1,672 | 06-10 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Eco actually sell for - this project trades at 2.4× the nearest block’s PSF.