District 15 · Bedok · OCR
Meridian 38
Lorong M Telok Kurau · Apartment · Freehold
Current PSF
$1,536
-12.2% vs district median
Gross yield
2.6%
median rent $3,900/mo
3-year gain
0.0%
Transactions · 5y
4
3 in last 12 months
Nearest MRT
Marine Terrace Mrt Station · 590.008m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+161% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential37 / 100
· composite of plot use, age, tenure, value gap & size
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
P1 ring
Chij (Katong) Primary 424m · Phase 2C 0.7× · Tao Nan School 561m · Phase 2C 1.8× balloted · Haig Girls' School 904m · Phase 2C 0.8× · Ngee Ann Primary School 915m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Tanjong Katong Secondary School · 1.5km
Food
Marine Terrace Blk 50a (50a Marine Terrace) · 742m
Green
Telok Kurau Lorong N Pk · 224m - 6 parks within 1km
Mall
The Flow Mall · 975m
Health
Parkway East Hospital (hospital) · 578m
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
$1,396
2025
$1,414
+1.3%
2026
$1,597
+12.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $2,300/mo | $3.07 | 2.4% | 6 |
| 3BR | $3,200/mo | $2.78 | 2.2% | 7 |
| 4BR | $5,400/mo | $2.63 | 2.1% | 3 |
Recent transactions URA, latest 5
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,828,000 | 1,152 | $1,587 | 01-05 |
| Jan 2026 | $1,850,000 | 1,152 | $1,606 | 01-05 |
| Oct 2025 | $1,050,000 | 743 | $1,414 | 01-05 |
| Sept 2021 | $1,675,000 | 1,238 | $1,353 | 01-05 |
| Jun 2021 | $1,068,000 | 743 | $1,438 | 01-05 |
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Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
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More in District 15
The HDB blocks next door
The entry point, measured: what the resale flats around Meridian 38 actually sell for - this project trades at 2.4× the nearest block’s PSF.