District 16 · Bedok · OCR
Idyllic East
Upper East Coast Road · Apartment · Freehold
Current PSF
$1,320
-14.6% vs district median
Gross yield
3.3%
median rent $3,600/mo
3-year gain
4.8%
Transactions · 5y
3
1 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 1,242.431m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+125% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential38 / 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
-
PSF dispersion within project
The neighbourhood
P1 ring
Temasek Primary School 129m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Temasek Secondary School · 163m
Food
New Upper Changi Road Blk 58 · 1.1km
Green
Kew Crescent Pg · 446m - 10 parks within 1km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 2.0km
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
$1,276
2023
$1,260
-1.3%
2025
$1,320
+4.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,200/mo | $4.92 | 4.5% | 7 |
| 2BR | $3,400/mo | $3.58 | 3.3% | 5 |
| 3BR | $4,200/mo | $3.65 | 3.3% | 13 |
Recent transactions URA, latest 8
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Oct 2025 | $2,430,000 | 1,841 | $1,320 | 01-05 |
| Jan 2023 | $2,400,000 | 1,905 | $1,260 | 01-05 |
| Oct 2021 | $1,300,000 | 980 | $1,327 | 01-05 |
| May 2021 | $2,028,000 | 1,701 | $1,192 | 01-05 |
| Apr 2021 | $1,580,000 | 1,152 | $1,372 | 01-05 |
| Apr 2021 | $1,550,000 | 1,249 | $1,241 | 01-05 |
| Apr 2021 | $1,320,000 | 980 | $1,348 | 01-05 |
| Mar 2021 | $2,270,000 | 1,927 | $1,178 | 01-05 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Idyllic East actually sell for - this project trades at 1.2× the nearest block’s PSF.