District 16 · Bedok · OCR
Palmwoods
Upper Changi Road · Condominium · 99 yrs lease commencing from 1996
Current PSF
$1,263
-18.3% vs district median
Gross yield
3.2%
median rent $3,850/mo
3-year gain
31.7%
Transactions · 5y
18
3 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 548.094m
EWL
Future MRT
Sungei Bedok Mrt Station
TEL · 2026
Vs local HDB
+115% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential43 / 100
30 years old · composite of plot use, age, tenure, value gap & size
Lease decay69 years left
worth 85.4%of freehold today (Bala’s Table) · loses ~5.9pts of freehold value over the next decade
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
2%
PSF dispersion within project
The neighbourhood
P1 ring
St. Anthony'S Canossian Primary School 723m · Phase 2C 0.2× · Saint Anthony'S Canossian Primary School 723m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Anthony'S Canossian Secondary School · 645m
Food
Bedok North Street 4 Blk 85 (85 Fengshan Centre) · 944m
Green
Jln Pari Burong Pg · 171m - 12 parks within 1km
Mall
Eastpoint Mall · 1.3km
Health
Changi General Hospital (hospital) · 982m
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
$915
2022
$952
+4%
2023
$964
+1.3%
2024
$1,099
+14%
2025
$1,248
+13.6%
2026
$1,270
+1.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $2,700/mo | $3.18 | 3.0% | 15 |
| 3BR | $3,900/mo | $3.12 | 3.0% | 14 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,640,000 | 1,292 | $1,270 | 01-05 |
| Dec 2025 | $1,080,000 | 850 | $1,270 | 01-05 |
| Sept 2025 | $1,680,000 | 1,345 | $1,249 | 01-05 |
| Jul 2025 | $1,450,000 | 1,184 | $1,225 | 01-05 |
| May 2024 | $1,420,000 | 1,292 | $1,099 | 01-05 |
| Jul 2023 | $1,820,000 | 2,185 | $833 | 01-05 |
| Apr 2023 | $1,180,000 | 1,173 | $1,006 | 01-05 |
| Feb 2023 | $1,200,000 | 1,141 | $1,052 | 01-05 |
| Sept 2022 | $1,295,000 | 1,345 | $962 | 01-05 |
| Mar 2022 | $838,000 | 872 | $961 | 01-05 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Palmwoods actually sell for - this project trades at 2.6× the nearest block’s PSF.