District 14 · Bedok · OCR
Kembangan Estate
Jalan Awang · Terrace · Freehold
Current PSF
$2,178
+41.0% vs district median
Gross yield
-
3-year gain
59.0%
Transactions · 5y
52
6 in last 12 months
Nearest MRT
Paya Lebar Mrt Station · 1,741.84m
CCL,EWL
Future MRT
Defu Mrt Station
CRL · 2030
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
24%
PSF dispersion within project
The neighbourhood
P1 ring
Maha Bodhi School 827m · Phase 2C 2.6× balloted · Telok Kurau Primary School 972m · Phase 2C 0.4× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Manjusri Secondary School · 711m
Food
Eunos Crescent Blk 4a · 439m
Green
Jln Awang Interim Pk · 103m - 14 parks within 1km
Mall
Plq Mall · 1.7km
Health
Eunos Polyclinic (polyclinic) · 684m
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
$1,435
2022
$1,723
+20.1%
2023
$1,793
+4.1%
2024
$1,804
+0.6%
2025
$1,995
+10.6%
2026
$2,851
+42.9%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $6,160,000 | 2,160 | $2,851 | - |
| Nov 2025 | $6,238,000 | 3,006 | $2,075 | - |
| Nov 2025 | $4,900,000 | 1,824 | $2,686 | - |
| Oct 2025 | $6,848,000 | 3,193 | $2,145 | - |
| Sept 2025 | $5,075,000 | 3,588 | $1,415 | - |
| Aug 2025 | $3,900,000 | 2,056 | $1,897 | - |
| Jul 2025 | $5,250,000 | 2,154 | $2,437 | - |
| May 2025 | $7,050,000 | 5,492 | $1,284 | - |
| Feb 2025 | $7,900,000 | 3,906 | $2,022 | - |
| Aug 2024 | $9,160,000 | 3,720 | $2,462 | - |
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More in District 14
The HDB blocks next door
The entry point, measured: what the resale flats around Kembangan Estate actually sell for - this project trades at 3.9× the nearest block’s PSF.