District 16 · Bedok · OCR
Kew Green
Kew Crescent · Condominium · 99 yrs lease commencing from 1994
Current PSF
$897
-42.0% vs district median
Gross yield
3.4%
median rent $7,500/mo
3-year gain
9.0%
Transactions · 5y
28
3 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 1,040.598m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+53% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential50 / 100
32 years old · composite of plot use, age, tenure, value gap & size
Lease decay67 years left
worth 84.2%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Temasek Primary School 557m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Temasek Secondary School · 453m
Food
Bedok Food Centre · 579m
Green
Kew Crescent Pg · 237m - 14 parks within 1km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 2.2km
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
$705
2022
$838
+18.9%
2023
$857
+2.3%
2024
$903
+5.4%
2025
$889
-1.6%
2026
$934
+5.1%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $2,838,000 | 3,078 | $922 | - |
| Feb 2026 | $2,788,000 | 2,949 | $945 | - |
| Nov 2025 | $2,700,000 | 3,283 | $822 | - |
| May 2025 | $2,900,000 | 3,078 | $942 | - |
| Feb 2025 | $3,150,000 | 3,520 | $895 | - |
| Feb 2025 | $3,150,000 | 3,509 | $898 | - |
| Dec 2024 | $3,515,000 | 3,843 | $915 | - |
| May 2024 | $2,700,000 | 2,982 | $906 | - |
| Mar 2024 | $3,150,000 | 3,466 | $909 | - |
| Feb 2024 | $3,250,000 | 3,584 | $907 | - |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Kew Green actually sell for - this project trades at 0.8× the nearest block’s PSF.