District 16 · Bedok · OCR
Sea Pavilion Residences
Upper East Coast Road · Apartment · Freehold
Current PSF
$2,175
+40.7% vs district median
Gross yield
2.6%
median rent $3,900/mo
3-year gain
0.5%
Transactions · 5y
2
1 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 1,409.6m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+270% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential31 / 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
-
PSF dispersion within project
The neighbourhood
P1 ring
Temasek Primary School 375m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Temasek Secondary School · 501m
Food
New Upper Changi Road Blk 58 · 1.0km
Green
Lucky Gardens Pg · 492m - 7 parks within 1km
Mall
Bedok Mall · 1.9km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.8km
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%
Master Plan 20252,247m from Long Island (East Coast) - TBD (multi-decade) new homes announced
Price trend average PSF by year
2023
$2,164
2026
$2,175
+0.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,000/mo | $6.67 | 3.7% | 15 |
| 2BR | $3,400/mo | $5.23 | 2.9% | 3 |
| 3BR | $4,000/mo | $4.21 | 2.3% | 20 |
Recent transactions URA, latest 2
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $960,000 | 441 | $2,175 | 01-05 |
| Apr 2023 | $955,000 | 441 | $2,164 | 01-05 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Sea Pavilion Residences actually sell for - this project trades at 3.3× the nearest block’s PSF.