District 15 · Bedok · OCR
Merlot Ville
Telok Kurau Road · Apartment · Freehold
Current PSF
$1,511
-13.6% vs district median
Gross yield
2.9%
median rent $5,300/mo
3-year gain
1.8%
Transactions · 5y
3
1 in last 12 months
Nearest MRT
Marine Terrace Mrt Station · 524.176m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+157% 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
8%
PSF dispersion within project
The neighbourhood
P1 ring
Chij (Katong) Primary 455m · Phase 2C 0.7× · Tao Nan School 579m · Phase 2C 1.8× balloted · Ngee Ann Primary School 832m · 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 · 1.7km
Food
Marine Terrace Blk 50a (50a Marine Terrace) · 675m
Green
Telok Kurau Lorong N Pk · 102m - 5 parks within 1km
Mall
The Flow Mall · 1.1km
Health
Parkway East Hospital (hospital) · 620m
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
2023
$1,485
2024
$1,348
-9.2%
2026
$1,511
+12.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $6,000/mo | $3.43 | 2.7% | 14 |
Recent transactions URA, latest 3
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $1,658,888 | 1,098 | $1,511 | 01-05 |
| Sept 2024 | $2,350,000 | 1,744 | $1,348 | 01-05 |
| Mar 2023 | $1,550,000 | 1,044 | $1,485 | 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 Merlot Ville actually sell for - this project trades at 2.4× the nearest block’s PSF.