District 16 · Bedok · OCR
Laguna 88
Eastwood Road · Condominium · 99 yrs lease commencing from 1995
Current PSF
$1,316
-14.9% vs district median
Gross yield
3.3%
median rent $4,900/mo
3-year gain
13.1%
Transactions · 5y
15
2 in last 12 months
Nearest MRT
Expo Mrt Station · 1,429.971m
DTL,EWL
Future MRT
Sungei Bedok Mrt Station
TEL · 2026
Vs local HDB
+124% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential41 / 100
31 years old · composite of plot use, age, tenure, value gap & size
Lease decay68 years left
worth 84.5%of freehold today (Bala’s Table) · loses ~5.5pts 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
7%
PSF dispersion within project
The neighbourhood
Secondary
Bedok South Secondary School · 923m
Food
Bedok Food Centre · 378m
Green
Eastwood Pk Pg · 195m - 7 parks within 1km
Health
Changi General Hospital (hospital) · 2.3km
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
$924
2022
$1,018
+10.2%
2023
$1,164
+14.3%
2024
$1,189
+2.1%
2026
$1,316
+10.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,100/mo | $3.04 | 2.8% | 28 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,800,000 | 1,389 | $1,296 | 01-05 |
| Mar 2026 | $2,888,000 | 2,164 | $1,335 | 01-05 |
| Dec 2024 | $2,280,000 | 2,034 | $1,121 | 01-05 |
| Nov 2024 | $1,450,000 | 1,119 | $1,295 | 01-05 |
| Aug 2024 | $1,750,000 | 1,572 | $1,114 | 01-05 |
| Aug 2024 | $1,600,000 | 1,367 | $1,170 | 01-05 |
| Aug 2024 | $1,500,000 | 1,206 | $1,244 | 01-05 |
| Nov 2023 | $1,520,000 | 1,206 | $1,261 | 01-05 |
| Sept 2023 | $1,538,000 | 1,335 | $1,152 | 01-05 |
| Apr 2023 | $1,638,888 | 1,518 | $1,080 | 01-05 |
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