District 16 · Bedok · OCR
Summer Gardens
Upper Changi Road East · Strata Terrace · 99 yrs lease commencing from 1995
Current PSF
$884
-42.8% vs district median
Gross yield
4.1%
median rent $6,800/mo
3-year gain
13.0%
Transactions · 5y
18
3 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 588.181m
EWL
Future MRT
Sungei Bedok Mrt Station
TEL · 2026
Vs local HDB
-
Area income
$9,500/mo median
residential zone
En-bloc potential49 / 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
5%
PSF dispersion within project
The neighbourhood
Secondary
Bedok South Secondary School · 637m
Food
Bedok Food Centre · 1.3km
Green
Jln Chempaka Kuning Pg · 141m - 15 parks within 1km
Mall
Eastpoint Mall · 1.3km
Health
Changi General Hospital (hospital) · 1.1km
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
$652
2022
$726
+11.3%
2023
$782
+7.7%
2024
$816
+4.3%
2026
$884
+8.3%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $2,700,000 | 3,272 | $825 | - |
| Mar 2026 | $2,758,000 | 3,025 | $912 | - |
| Jan 2026 | $2,770,000 | 3,025 | $916 | - |
| Nov 2024 | $2,780,000 | 3,035 | $916 | - |
| Jun 2024 | $2,580,000 | 3,025 | $853 | - |
| May 2024 | $2,368,000 | 3,025 | $783 | - |
| Jan 2024 | $2,900,000 | 3,950 | $734 | - |
| Jan 2024 | $2,400,000 | 3,025 | $793 | - |
| Jul 2023 | $2,700,000 | 3,369 | $801 | - |
| Jun 2023 | $2,550,000 | 3,369 | $757 | - |
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