District 15 · Bedok · OCR
Mandarin Gardens
Siglap Road · Condominium · 99 yrs lease commencing from 1982
Current PSF
$1,311
-25.0% vs district median
Gross yield
3.4%
median rent $4,800/mo
3-year gain
-0.2%
Transactions · 5y
140
35 in last 12 months
Nearest MRT
Siglap Mrt Station · 788.197m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+123% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential53 / 100
44 years old · composite of plot use, age, tenure, value gap & size
Lease decay55 years left
worth 77.3%of freehold today (Bala’s Table) · loses ~5.5pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-1.8%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
9%
PSF dispersion within project
The neighbourhood
P1 ring
Ngee Ann Primary School 690m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Marine Terrace Blk 50a (50a Marine Terrace) · 882m
Green
East Coast Park Area D · 368m - 8 parks within 1km
Health
Parkway East 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%
Master Plan 20251,524m from Long Island (East Coast) - TBD (multi-decade) new homes announced
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,362 psf - 11% above units on floors 1–5 ($1,225 psf).
Price trend average PSF by year
2021
$1,142
2022
$1,227
+7.4%
2023
$1,311
+6.8%
2024
$1,327
+1.2%
2025
$1,293
-2.6%
2026
$1,309
+1.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,080/mo | $4.11 | 3.8% | 164 |
| 2BR | $3,500/mo | $4.12 | 3.8% | 268 |
| 3BR | $5,400/mo | $3.48 | 3.2% | 481 |
| 4BR | $7,700/mo | - | - | 23 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,955,500 | 1,528 | $1,279 | 06-10 |
| May 2026 | $2,188,000 | 1,787 | $1,225 | 01-05 |
| May 2026 | $1,980,000 | 1,787 | $1,108 | 01-05 |
| May 2026 | $970,000 | 732 | $1,325 | 11-15 |
| May 2026 | $960,000 | 732 | $1,312 | 11-15 |
| May 2026 | $938,000 | 732 | $1,282 | 01-05 |
| May 2026 | $900,000 | 732 | $1,230 | 16-20 |
| Apr 2026 | $2,450,000 | 2,024 | $1,211 | 06-10 |
| Apr 2026 | $2,212,000 | 1,572 | $1,408 | 16-20 |
| Apr 2026 | $2,020,000 | 1,572 | $1,285 | 11-15 |
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More in District 15
The HDB blocks next door
The entry point, measured: what the resale flats around Mandarin Gardens actually sell for - this project trades at 1.8× the nearest block’s PSF.