District 16 · Bedok · OCR
Tanah Merah Green
Tanah Merah Kechil Road · Terrace · 99 yrs lease commencing from 1997
Current PSF
$1,753
+13.4% vs district median
Gross yield
2.3%
median rent $7,500/mo
3-year gain
61.6%
Transactions · 5y
11
2 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 425.536m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
-
Area income
$9,500/mo median
residential zone
En-bloc potential33 / 100
29 years old · composite of plot use, age, tenure, value gap & size
Lease decay70 years left
worth 86.0%of freehold today (Bala’s Table) · loses ~6.0pts 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
25%
PSF dispersion within project
The neighbourhood
P1 ring
St. Anthony'S Canossian Primary School 614m · Phase 2C 0.2× · Saint Anthony'S Canossian Primary School 614m · Bedok Green Primary School 965m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Anthony'S Canossian Secondary School · 573m
Food
Bedok North Street 4 Blk 85 (85 Fengshan Centre) · 610m - 2 hawker centres within 1km
Green
Jln Pari Dedap Pg · 352m - 9 parks within 1km
Mall
Djitsun Mall Bedok · 1.6km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 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
$882
2023
$1,085
+23%
2024
$1,523
+40.4%
2025
$1,457
-4.3%
2026
$1,753
+20.3%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $3,120,000 | 1,634 | $1,909 | - |
| Jan 2026 | $3,558,000 | 2,229 | $1,596 | - |
| Jun 2025 | $2,943,888 | 1,640 | $1,795 | - |
| Feb 2025 | $3,880,000 | 4,252 | $913 | - |
| Feb 2025 | $2,800,000 | 1,682 | $1,664 | - |
| Mar 2024 | $2,650,000 | 1,739 | $1,523 | - |
| Mar 2023 | $2,690,000 | 1,959 | $1,373 | - |
| Jan 2023 | $2,810,000 | 3,524 | $797 | - |
| Oct 2021 | $2,700,000 | 2,823 | $956 | - |
| Sept 2021 | $2,600,000 | 2,477 | $1,050 | - |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Tanah Merah Green actually sell for - this project trades at 2.9× the nearest block’s PSF.