District 15 · Bedok · OCR
Heritage East
East Coast Road · Apartment · Freehold
Current PSF
$1,628
-6.9% vs district median
Gross yield
4.4%
median rent $2,600/mo
3-year gain
-2.9%
Transactions · 5y
19
2 in last 12 months
Nearest MRT
Marine Terrace Mrt Station · 384.464m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+177% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential34 / 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
11%
PSF dispersion within project
The neighbourhood
P1 ring
Chij (Katong) Primary 364m · Phase 2C 0.7× · Tao Nan School 471m · Phase 2C 1.8× balloted · Ngee Ann Primary School 699m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Tanjong Katong Secondary School · 1.7km
Food
Marine Terrace Blk 50a (50a Marine Terrace) · 536m
Green
Telok Kurau Lorong N Pk · 108m - 5 parks within 1km
Mall
The Flow Mall · 1.1km
Health
Parkway East Hospital (hospital) · 760m
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
2021
$1,242
2022
$1,487
+19.7%
2023
$1,676
+12.7%
2024
$1,760
+5%
2025
$1,662
-5.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,600/mo | $5.78 | 4.3% | 67 |
| 2BR | $3,300/mo | $5.08 | 3.7% | 11 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Oct 2025 | $2,100,000 | 1,356 | $1,548 | 01-05 |
| Aug 2025 | $790,000 | 463 | $1,707 | 01-05 |
| Apr 2025 | $1,780,000 | 1,281 | $1,390 | 01-05 |
| Apr 2025 | $758,000 | 441 | $1,718 | 01-05 |
| Mar 2025 | $670,000 | 344 | $1,945 | 01-05 |
| Nov 2024 | $785,000 | 463 | $1,696 | 01-05 |
| Jul 2024 | $800,000 | 441 | $1,813 | 01-05 |
| Jan 2024 | $725,000 | 409 | $1,772 | 01-05 |
| Dec 2023 | $748,000 | 463 | $1,616 | 01-05 |
| May 2023 | $1,930,000 | 1,432 | $1,348 | 01-05 |
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More in District 15
The HDB blocks next door
The entry point, measured: what the resale flats around Heritage East actually sell for - this project trades at 2.6× the nearest block’s PSF.