District 16 · Bedok · OCR
Tanah Merah Mansion
Tanah Merah Kechil Road South · Condominium · Freehold
Current PSF
$1,178
-23.8% vs district median
Gross yield
3.4%
median rent $4,000/mo
3-year gain
1.9%
Transactions · 5y
12
1 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 601.912m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+100% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential42 / 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
3%
PSF dispersion within project
The neighbourhood
P1 ring
Temasek Primary School 539m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bedok View Secondary School · 449m
Food
New Upper Changi Road Blk 58 · 714m - 2 hawker centres within 1km
Green
Kew Ave Pg · 148m - 15 parks within 1km
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%
Price trend average PSF by year
2021
$1,053
2022
$1,141
+8.4%
2023
$1,156
+1.3%
2024
$1,182
+2.2%
2025
$1,145
-3.1%
2026
$1,178
+2.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,300/mo | $3.88 | 4.0% | 37 |
| 3BR | $3,800/mo | $3.04 | 3.1% | 9 |
| 5BR | $6,200/mo | $2.18 | 2.2% | 3 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jan 2026 | $1,560,000 | 1,324 | $1,178 | 01-05 |
| Jul 2025 | $1,380,000 | 1,195 | $1,155 | 01-05 |
| Feb 2025 | $1,100,000 | 969 | $1,135 | 01-05 |
| Aug 2024 | $1,000,000 | 904 | $1,106 | 01-05 |
| Apr 2024 | $1,260,000 | 1,044 | $1,207 | 01-05 |
| Feb 2024 | $1,480,000 | 1,281 | $1,155 | 01-05 |
| Jan 2024 | $1,138,000 | 904 | $1,259 | 01-05 |
| Jul 2023 | $3,188,880 | 3,574 | $892 | 01-05 |
| Jul 2023 | $1,238,000 | 872 | $1,420 | 01-05 |
| Aug 2022 | $1,138,000 | 969 | $1,175 | 01-05 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Tanah Merah Mansion actually sell for - this project trades at 1.9× the nearest block’s PSF.