District 16 · Bedok · OCR
Grandeur Park Residences
Bedok South Avenue 3 · Condominium · 99 yrs lease commencing from 2016
Current PSF
$2,008
+29.9% vs district median
Gross yield
3.6%
median rent $3,700/mo
3-year gain
9.3%
Transactions · 5y
182
32 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 257.899m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+242% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential24 / 100
10 years old · composite of plot use, age, tenure, value gap & size
Lease decay89 years left
worth 94.3%of freehold today (Bala’s Table) · loses ~3.8pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-1.4%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Bedok Green Primary School 826m · Phase 2C 0.2× · Temasek Primary School 958m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bedok View Secondary School · 224m
Food
New Upper Changi Road Blk 58 · 459m - 2 hawker centres within 1km
Green
Jln Limau Kasturi Os · 214m - 16 parks within 1km
Mall
Djitsun Mall Bedok · 1.7km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.4km
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 $1,996 psf - 5% above units on floors 1–5 ($1,897 psf).
Price trend average PSF by year
2021
$1,590
2022
$1,688
+6.2%
2023
$1,847
+9.4%
2024
$1,909
+3.4%
2025
$1,987
+4.1%
2026
$2,019
+1.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,088/mo | $6.86 | 4.1% | 166 |
| 2BR | $3,600/mo | $6.55 | 3.9% | 412 |
| 3BR | $4,800/mo | $5.65 | 3.4% | 129 |
| 4BR | $6,000/mo | $4.80 | 2.9% | 19 |
| 5BR | $7,800/mo | $5.38 | 3.2% | 13 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,050,000 | 980 | $2,093 | 06-10 |
| May 2026 | $1,140,000 | 581 | $1,961 | 01-05 |
| Apr 2026 | $1,870,000 | 893 | $2,093 | 11-15 |
| Apr 2026 | $1,768,000 | 883 | $2,003 | 06-10 |
| Apr 2026 | $1,748,000 | 883 | $1,980 | 01-05 |
| Apr 2026 | $1,695,000 | 893 | $1,897 | 01-05 |
| Apr 2026 | $1,385,000 | 667 | $2,075 | 11-15 |
| Apr 2026 | $1,230,000 | 581 | $2,116 | 11-15 |
| Mar 2026 | $1,355,000 | 667 | $2,030 | 06-10 |
| Mar 2026 | $1,122,888 | 560 | $2,006 | 11-15 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Grandeur Park Residences actually sell for - this project trades at 3.8× the nearest block’s PSF.