District 16 · Bedok · OCR
Excelsior Gardens
Minaret Walk · Terrace · Freehold
Current PSF
$2,158
+39.6% vs district median
Gross yield
-
3-year gain
0.0%
Transactions · 5y
5
2 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 713.683m
EWL
Future MRT
Sungei Bedok Mrt Station
TEL · 2026
Vs local HDB
-
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
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
16%
PSF dispersion within project
The neighbourhood
P1 ring
Temasek Primary School 997m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bedok South Secondary School · 197m
Food
Bedok Food Centre · 533m
Green
Limau Villas Pg · 175m - 14 parks within 1km
Health
Changi General Hospital (hospital) · 1.9km
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%
Price trend average PSF by year
2022
$2,230
2024
$2,325
+4.3%
2025
$2,159
-7.1%
Recent transactions URA, latest 5
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Nov 2025 | $5,435,000 | 3,145 | $1,728 | - |
| Aug 2025 | $4,428,000 | 1,710 | $2,589 | - |
| Nov 2024 | $3,830,000 | 1,695 | $2,259 | - |
| Sept 2024 | $4,100,000 | 1,716 | $2,390 | - |
| Oct 2022 | $3,600,000 | 1,615 | $2,230 | - |
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Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Excelsior Gardens actually sell for - this project trades at 3.5× the nearest block’s PSF.