District 15 · Bedok · OCR
Espira Spring
Lorong G Telok Kurau · Apartment · Freehold
Current PSF
$1,205
-31.1% vs district median
Gross yield
4.4%
median rent $4,450/mo
3-year gain
0.0%
Transactions · 5y
7
3 in last 12 months
Nearest MRT
Marine Terrace Mrt Station · 1,317.566m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+105% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential46 / 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
15%
PSF dispersion within project
The neighbourhood
P1 ring
St. Stephen's School 769m · 2C 0.4×
Within the 1km P1 priority ring. 2C = last year’s Phase 2C applicants ÷ vacancies (MOE).
Secondary
Manjusri Secondary School · 1.4km
Food
Eunos Crescent Blk 4A · 742m
Green
Telok Kurau Pk · 435m - 16 parks within 1km
Mall
The Flow Mall · 1.6km
Health
Parkway East Hospital (hospital) · 351m
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
$887
2022
$1,335
+50.5%
2024
$1,383
+3.6%
2026
$1,205
-12.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,300/mo | $5.06 | 5.0% | 11 |
| 3BR | $4,200/mo | $3.65 | 3.6% | 9 |
Recent transactions URA, latest 9
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,930,000 | 1,862 | $1,036 | 01-05 |
| Feb 2026 | $2,628,888 | 2,099 | $1,252 | 01-05 |
| Feb 2026 | $2,600,000 | 1,959 | $1,327 | 01-05 |
| Sept 2024 | $1,350,000 | 893 | $1,511 | 01-05 |
| Mar 2024 | $1,500,000 | 1,195 | $1,255 | 01-05 |
| Aug 2022 | $1,250,000 | 883 | $1,416 | 01-05 |
| Apr 2022 | $1,525,000 | 1,216 | $1,254 | 01-05 |
| May 2021 | $1,950,000 | 2,379 | $820 | 01-05 |
| Apr 2021 | $1,900,000 | 1,991 | $954 | 01-05 |
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More in District 15
The HDB blocks next door
The entry point, measured: what the resale flats around Espira Spring actually sell for - this project trades at 1.9× the nearest block’s PSF.