District 16 · Bedok · OCR
Stratford Court
Bedok Ria Crescent · Condominium · 99 yrs lease commencing from 1995
Current PSF
$1,130
-26.9% vs district median
Gross yield
3.7%
median rent $4,000/mo
3-year gain
10.5%
Transactions · 5y
53
9 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 533.454m
EWL
Future MRT
Sungei Bedok Mrt Station
TEL · 2026
Vs local HDB
+92% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential48 / 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
7%
PSF dispersion within project
The neighbourhood
Secondary
Bedok South Secondary School · 371m
Food
Bedok Food Centre · 1.0km
Green
Jln Chempaka Kuning Pg · 190m - 15 parks within 1km
Mall
Eastpoint Mall · 1.6km
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
Price trend average PSF by year
2021
$850
2022
$889
+4.6%
2023
$1,032
+16.1%
2024
$1,108
+7.4%
2025
$1,162
+4.9%
2026
$1,140
-1.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,500/mo | $3.68 | 3.9% | 34 |
| 3BR | $3,950/mo | $3.16 | 3.4% | 86 |
| 4BR | $5,500/mo | $3.14 | 3.3% | 25 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,175,000 | 980 | $1,200 | 01-05 |
| May 2026 | $2,020,000 | 1,873 | $1,079 | 01-05 |
| Dec 2025 | $1,610,000 | 1,399 | $1,151 | 01-05 |
| Nov 2025 | $2,180,000 | 2,034 | $1,072 | 01-05 |
| Nov 2025 | $1,630,000 | 1,625 | $1,003 | 01-05 |
| Oct 2025 | $1,600,000 | 1,399 | $1,143 | 01-05 |
| Oct 2025 | $1,450,000 | 1,163 | $1,247 | 01-05 |
| Sept 2025 | $1,980,000 | 1,873 | $1,057 | 01-05 |
| Aug 2025 | $1,400,000 | 1,152 | $1,216 | 01-05 |
| May 2025 | $1,468,000 | 1,163 | $1,263 | 01-05 |
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