District 15 · Bedok · OCR
Lagoon View
Marine Parade Road · Apartment · 99 yrs lease commencing from 1977
Current PSF
$1,192
-31.8% vs district median
Gross yield
3.1%
median rent $5,050/mo
3-year gain
3.4%
Transactions · 5y
41
5 in last 12 months
Nearest MRT
Siglap Mrt Station · 300.487m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+103% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential58 / 100
49 years old · composite of plot use, age, tenure, value gap & size
Lease decay50 years left
worth 74.7%of freehold today (Bala’s Table) · loses ~6.2pts 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
8%
PSF dispersion within project
The neighbourhood
Secondary
Temasek Secondary School · 1.8km
Food
East Coast Lagoon Food Village · 312m
Green
East Coast Park Area E · 262m - 5 parks within 1km
Mall
Bedok Mall · 1.8km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.9km
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
Master Plan 20251,288m from Long Island (East Coast) - TBD (multi-decade) new homes announced
Price trend average PSF by year
2021
$1,077
2022
$1,129
+4.8%
2023
$1,151
+1.9%
2024
$1,150
-0.1%
2025
$1,120
-2.6%
2026
$1,190
+6.3%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,088,000 | 1,647 | $1,268 | 21-25 |
| May 2026 | $1,890,888 | 1,647 | $1,148 | 01-05 |
| May 2026 | $1,838,000 | 1,647 | $1,116 | 16-20 |
| Mar 2026 | $2,020,000 | 1,647 | $1,227 | 21-25 |
| Dec 2025 | $1,975,000 | 1,647 | $1,199 | 16-20 |
| May 2025 | $1,880,000 | 1,647 | $1,142 | 06-10 |
| Apr 2025 | $1,700,000 | 1,647 | $1,032 | 11-15 |
| Mar 2025 | $1,970,000 | 1,647 | $1,196 | 21-25 |
| Jan 2025 | $1,700,000 | 1,647 | $1,032 | 11-15 |
| Dec 2024 | $1,700,000 | 1,647 | $1,032 | 21-25 |
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