District 16 · Bedok · OCR
Kew Residencia
Kew Crescent · Strata Terrace · 99 yrs lease commencing from 1994
Current PSF
$780
-49.5% vs district median
Gross yield
-
3-year gain
3.7%
Transactions · 5y
9
1 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 1,053.599m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
-
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
4%
PSF dispersion within project
The neighbourhood
P1 ring
Temasek Primary School 317m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Temasek Secondary School · 248m
Food
Bedok Food Centre · 820m
Green
Kew Crescent Pg · 152m - 12 parks within 1km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 2.1km
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
$719
2022
$852
+18.5%
2023
$752
-11.7%
2024
$792
+5.3%
2025
$780
-1.5%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Aug 2025 | $2,350,000 | 3,014 | $780 | - |
| Aug 2024 | $1,840,000 | 2,217 | $830 | - |
| Mar 2024 | $1,900,000 | 2,519 | $754 | - |
| Nov 2023 | $2,136,888 | 3,035 | $704 | - |
| Mar 2023 | $1,958,888 | 2,540 | $771 | - |
| Feb 2023 | $2,288,888 | 2,928 | $782 | - |
| Dec 2022 | $2,058,000 | 2,476 | $831 | - |
| May 2022 | $1,718,000 | 1,970 | $872 | - |
| Nov 2021 | $2,118,888 | 2,960 | $716 | - |
| Jun 2021 | $1,400,000 | 1,841 | $761 | - |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Kew Residencia actually sell for - this project trades at 0.7× the nearest block’s PSF.