District 14 · Bedok · OCR
Reservoir Villas
Jalan Punai · Semi-detached · 99 yrs lease commencing from 1995
Current PSF
$1,393
-9.8% vs district median
Gross yield
-
3-year gain
0.0%
Transactions · 5y
2
1 in last 12 months
Nearest MRT
Bedok North Mrt Station · 1,389.323m
DTL
Future MRT
Defu Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$9,500/mo median
residential zone
En-bloc potential39 / 100
31 years old · composite of plot use, age, tenure, value gap & size
Lease decay68 years left
worth 84.5%of freehold today (Bala’s Table) · loses ~5.5pts 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
-
PSF dispersion within project
The neighbourhood
P1 ring
Telok Kurau Primary School 481m · Phase 2C 0.4× · Maha Bodhi School 636m · Phase 2C 2.6× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Manjusri Secondary School · 628m
Food
Bedok Reservoir Road Blk 630 · 878m
Green
Jalan Singa Park · 147m - 14 parks within 1km
Health
Kaki Bukit Polyclinic (polyclinic) · 552m
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%
Price trend average PSF by year
2024
$1,086
2026
$1,393
+28.3%
Recent transactions URA, latest 2
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $3,515,000 | 2,524 | $1,393 | - |
| Apr 2024 | $2,850,000 | 2,625 | $1,086 | - |
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More in District 14
The HDB blocks next door
The entry point, measured: what the resale flats around Reservoir Villas actually sell for - this project trades at 2.2× the nearest block’s PSF.