District 16 · Bedok · OCR
Tanamera Crest
Pari Dedap Walk · Condominium · 99 yrs lease commencing from 2000
Current PSF
$1,182
-23.5% vs district median
Gross yield
3.5%
median rent $4,000/mo
3-year gain
16.3%
Transactions · 5y
65
7 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 750.816m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+101% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential43 / 100
26 years old · composite of plot use, age, tenure, value gap & size
Lease decay73 years left
worth 87.5%of freehold today (Bala’s Table) · loses ~5.7pts 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
6%
PSF dispersion within project
The neighbourhood
P1 ring
St. Anthony'S Canossian Primary School 277m · Phase 2C 0.2× · Saint Anthony'S Canossian Primary School 277m · Red Swastika School 907m · Phase 2C 2.3× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Anthony'S Canossian Secondary School · 246m
Food
Bedok North Street 4 Blk 85 (85 Fengshan Centre) · 398m - 2 hawker centres within 1km
Green
Jln Pari Dedap Pg · 195m - 6 parks within 1km
Mall
Djitsun Mall Bedok · 1.6km
Health
Changi General Hospital (hospital) · 1.2km
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
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,166 psf - 2% below units on floors 1–5 ($1,190 psf).
Price trend average PSF by year
2021
$865
2022
$966
+11.7%
2023
$1,027
+6.3%
2024
$1,154
+12.4%
2025
$1,182
+2.4%
2026
$1,194
+1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,200/mo | $3.76 | 3.8% | 30 |
| 3BR | $3,900/mo | $3.39 | 3.4% | 158 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,368,000 | 1,173 | $1,166 | 11-15 |
| Apr 2026 | $1,400,000 | 1,206 | $1,161 | 11-15 |
| Mar 2026 | $1,488,000 | 1,195 | $1,245 | 11-15 |
| Mar 2026 | $1,440,000 | 1,195 | $1,205 | 11-15 |
| Nov 2025 | $1,350,000 | 1,184 | $1,140 | 01-05 |
| Oct 2025 | $1,390,000 | 1,163 | $1,196 | 01-05 |
| Sept 2025 | $1,160,000 | 1,001 | $1,159 | 11-15 |
| Jul 2025 | $1,460,000 | 1,216 | $1,200 | 01-05 |
| Jul 2025 | $1,400,000 | 1,206 | $1,161 | 11-15 |
| May 2025 | $1,288,888 | 1,163 | $1,109 | 06-10 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Tanamera Crest actually sell for - this project trades at 1.4× the nearest block’s PSF.