District 16 · Bedok · OCR
Optima @ Tanah Merah
Tanah Merah Kechil Avenue · Condominium · 99 yrs lease commencing from 2008
Current PSF
$1,581
+2.3% vs district median
Gross yield
3.3%
median rent $3,850/mo
3-year gain
13.5%
Transactions · 5y
56
8 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 131.415m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+169% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential28 / 100
18 years old · composite of plot use, age, tenure, value gap & size
Lease decay81 years left
worth 91.4%of freehold today (Bala’s Table) · loses ~4.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+0.0%
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
St. Anthony'S Canossian Primary School 898m · Phase 2C 0.2× · Saint Anthony'S Canossian Primary School 898m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bedok View Secondary School · 554m
Food
New Upper Changi Road Blk 58 · 747m - 2 hawker centres within 1km
Green
Tanah Merah Pg · 85m - 13 parks within 1km
Mall
Eastpoint Mall · 1.7km
Health
Changi General Hospital (hospital) · 1.4km
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
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,466 psf - 1% below units on floors 1–5 ($1,486 psf).
Price trend average PSF by year
2021
$1,207
2022
$1,368
+13.3%
2023
$1,427
+4.3%
2024
$1,466
+2.7%
2025
$1,431
-2.4%
2026
$1,620
+13.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,750/mo | $6.11 | 4.6% | 84 |
| 2BR | $3,750/mo | $4.41 | 3.3% | 251 |
| 3BR | $5,000/mo | $4.00 | 3.0% | 88 |
| 4BR | $6,100/mo | $3.94 | 3.0% | 17 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,750,000 | 1,001 | $1,748 | 11-15 |
| May 2026 | $2,150,000 | 1,259 | $1,707 | 06-10 |
| Apr 2026 | $1,380,000 | 872 | $1,583 | 06-10 |
| Jan 2026 | $1,535,000 | 990 | $1,550 | 06-10 |
| Jan 2026 | $1,300,000 | 861 | $1,510 | 06-10 |
| Nov 2025 | $1,280,000 | 840 | $1,525 | 06-10 |
| Oct 2025 | $1,540,000 | 1,001 | $1,538 | 06-10 |
| Aug 2025 | $1,280,000 | 861 | $1,486 | 01-05 |
| Jun 2025 | $3,600,000 | 2,960 | $1,216 | 11-15 |
| Jun 2025 | $2,400,000 | 1,884 | $1,274 | 01-05 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Optima @ Tanah Merah actually sell for - this project trades at 2.7× the nearest block’s PSF.