District 15 · Bedok · OCR
Neptune Court
Marine Vista · Apartment · 99 yrs lease commencing from 1976
Current PSF
$1,083
-38.1% vs district median
Gross yield
3.6%
median rent $4,650/mo
3-year gain
4.6%
Transactions · 5y
128
20 in last 12 months
Nearest MRT
Marine Terrace Mrt Station · 750.238m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+84% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential59 / 100
50 years old · composite of plot use, age, tenure, value gap & size
Lease decay49 years left
worth 74.1%of freehold today (Bala’s Table) · loses ~6.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+10.1%
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
Ngee Ann Primary School 432m · 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) · 635m
Green
Jln Buloh Perindu Pg · 365m - 6 parks within 1km
Mall
The Flow Mall · 1.9km
Health
Parkway East Hospital (hospital) · 1.7km
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
Master Plan 20251,583m 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 $1,055 psf - 13% above units on floors 1–5 ($937 psf).
Price trend average PSF by year
2021
$915
2022
$996
+8.9%
2023
$1,030
+3.4%
2024
$1,019
-1.1%
2025
$1,044
+2.5%
2026
$1,077
+3.2%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,830,000 | 1,636 | $1,119 | 16-20 |
| Jun 2026 | $1,828,888 | 1,636 | $1,118 | 06-10 |
| Jun 2026 | $1,250,000 | 1,270 | $984 | 11-15 |
| May 2026 | $1,800,000 | 1,636 | $1,100 | 11-15 |
| Apr 2026 | $1,810,000 | 1,636 | $1,106 | 16-20 |
| Apr 2026 | $1,320,000 | 1,270 | $1,039 | 16-20 |
| Mar 2026 | $1,900,000 | 1,636 | $1,161 | 16-20 |
| Feb 2026 | $1,750,000 | 1,636 | $1,070 | 11-15 |
| Feb 2026 | $1,268,000 | 1,270 | $998 | 06-10 |
| Dec 2025 | $1,880,000 | 1,636 | $1,149 | 06-10 |
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More in District 15
The HDB blocks next door
The entry point, measured: what the resale flats around Neptune Court actually sell for - this project trades at 1.5× the nearest block’s PSF.