District 16 · Bedok · OCR
Sky Eden@Bedok
Bedok Central · Apartment · 99 yrs lease commencing from 2022
Current PSF
$2,401
+55.3% vs district median
Gross yield
3.1%
median rent $4,925/mo
3-year gain
13.3%
Transactions · 5y
167
9 in last 12 months
Nearest MRT
Bedok Mrt Station · 255.063m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+308% premium
HDB median $588 psf
Area income
$9,500/mo median
mixed zone
En-bloc potential21 / 100
4 years old · composite of plot use, age, tenure, value gap & size
Lease decay95 years left
worth 95.6%of freehold today (Bala’s Table) · loses ~2.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
81.8%
flip ratio, last 24 months
Price spread
9%
PSF dispersion within project
The neighbourhood
P1 ring
Fengshan Primary School 540m · Phase 2C 1.3× balloted · Bedok Green Primary School 636m · Phase 2C 0.2× · Yu Neng Primary School 997m · Phase 2C 1.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bedok Green Secondary School · 1.1km
Food
New Upper Changi Road Blk 208b · 201m - 5 hawker centres within 1km
Green
Aida Pk · 789m - 4 parks within 1km
Mall
Djitsun Mall Bedok · 338m
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 196m
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
The launch, by the record
developer sales + new-sale caveats · URA - the numbers a brochure won’t print
Sold to date
158 / 158
100% taken up · 25 '05
Median price
$0k
$0k–$0k band
Unit sizes sold
893 sqft
657–1572 sqft range
Still available
0
units unsold
Take-up over time · cumulative units sold
What actually sold · by strata size (sqft)
657–810
59
810–963
28
963–1116
43
1116–1269
0
1269–1422
18
1422–1572
1
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2022 paid an average of $2,117 psf (113 sales). At today’s $2,401 psf, they are up 13% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,180 psf - 5% above units on floors 1–5 ($2,069 psf).
Price trend average PSF by year
2022
$2,117
2023
$2,097
-0.9%
2024
$2,094
-0.1%
2025
$2,598
+24.1%
2026
$2,376
-8.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,300/mo | $6.62 | 3.3% | 18 |
| 3BR | $5,600/mo | $6.59 | 3.3% | 15 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,400,000 | 1,087 | $2,208 | 16-20 |
| Jun 2026 | $2,300,000 | 893 | $2,574 | 11-15 |
| Jun 2026 | $2,250,000 | 893 | $2,518 | 11-15 |
| Jun 2026 | $2,145,000 | 893 | $2,401 | 06-10 |
| Jun 2026 | $2,108,000 | 893 | $2,360 | 06-10 |
| Apr 2026 | $2,468,000 | 1,087 | $2,270 | 01-05 |
| Apr 2026 | $1,955,000 | 904 | $2,162 | 16-20 |
| Jan 2026 | $1,868,888 | 743 | $2,516 | 11-15 |
| Nov 2025 | $1,790,000 | 689 | $2,598 | 11-15 |
| Nov 2024 | $2,698,000 | 1,302 | $2,072 | 01-05 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Sky Eden@Bedok actually sell for - this project trades at 2.6× the nearest block’s PSF.