District 15 · Bedok · OCR
The Ambra
Lorong H Telok Kurau · Apartment · Freehold
Current PSF
$1,727
-1.2% vs district median
Gross yield
3.1%
median rent $3,850/mo
3-year gain
0.0%
Transactions · 5y
6
1 in last 12 months
Nearest MRT
Marine Terrace Mrt Station · 1,154.309m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+194% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential31 / 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
St. Stephen'S School 553m · Phase 2C 0.4× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Manjusri Secondary School · 1.7km
Food
Eunos Crescent Blk 4a · 1.0km
Green
Telok Kurau Pk · 170m - 12 parks within 1km
Mall
The Flow Mall · 1.7km
Health
Parkway East Hospital (hospital) · 478m
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
$1,157
2022
$1,365
+18%
2024
$1,562
+14.4%
2025
$1,806
+15.6%
2026
$1,727
-4.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,850/mo | $4.53 | 3.1% | 10 |
| 3BR | $4,600/mo | $2.49 | 1.7% | 9 |
Recent transactions URA, latest 8
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $2,100,000 | 1,216 | $1,727 | 01-05 |
| Jun 2025 | $2,080,000 | 1,152 | $1,806 | 01-05 |
| Mar 2024 | $1,278,000 | 818 | $1,562 | 01-05 |
| Jun 2022 | $1,730,000 | 1,216 | $1,422 | 01-05 |
| Apr 2022 | $1,425,000 | 1,130 | $1,261 | 01-05 |
| Mar 2022 | $1,625,000 | 1,152 | $1,411 | 01-05 |
| Jun 2021 | $1,340,000 | 1,152 | $1,163 | 01-05 |
| May 2021 | $1,350,000 | 1,173 | $1,151 | 01-05 |
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