District 16 · Bedok · OCR
Limau Villas
Limau Rise · Terrace · 99 yrs lease commencing from 1996
Current PSF
$1,531
-1.0% vs district median
Gross yield
2.2%
median rent $6,300/mo
3-year gain
26.3%
Transactions · 5y
14
3 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 454.232m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
-
Area income
$9,500/mo median
residential zone
En-bloc potential34 / 100
30 years old · composite of plot use, age, tenure, value gap & size
Lease decay69 years left
worth 85.4%of freehold today (Bala’s Table) · loses ~5.9pts 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
19%
PSF dispersion within project
The neighbourhood
P1 ring
Temasek Primary School 924m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bedok South Secondary School · 155m
Food
Bedok Food Centre · 791m - 2 hawker centres within 1km
Green
Jln Limau Manis Pg · 80m - 14 parks within 1km
Health
Changi General Hospital (hospital) · 1.8km
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%
Price trend average PSF by year
2021
$1,127
2022
$1,311
+16.3%
2023
$1,439
+9.8%
2024
$1,585
+10.1%
2025
$1,304
-17.7%
2026
$1,817
+39.3%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $3,363,888 | 1,851 | $1,817 | - |
| Oct 2025 | $2,788,000 | 1,723 | $1,618 | - |
| Aug 2025 | $2,743,000 | 2,371 | $1,157 | - |
| Feb 2025 | $2,450,000 | 2,153 | $1,138 | - |
| Oct 2024 | $2,400,000 | 1,615 | $1,486 | - |
| Sept 2024 | $2,718,000 | 1,615 | $1,683 | - |
| Dec 2023 | $2,420,000 | 1,615 | $1,499 | - |
| Oct 2023 | $2,300,000 | 1,615 | $1,425 | - |
| Jul 2023 | $2,250,000 | 1,615 | $1,394 | - |
| Dec 2022 | $2,550,000 | 1,851 | $1,377 | - |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Limau Villas actually sell for - this project trades at 2.5× the nearest block’s PSF.