District 16 · Bedok · OCR
The Baycourt
Upper East Coast Road · Condominium · Freehold
Current PSF
$1,588
+2.7% vs district median
Gross yield
2.3%
median rent $4,200/mo
3-year gain
17.2%
Transactions · 5y
6
3 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 1,403.498m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+170% 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
6%
PSF dispersion within project
The neighbourhood
P1 ring
Temasek Primary School 507m · Phase 2C 2.1× balloted · Bedok Green Primary School 935m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Temasek Secondary School · 683m
Food
Bedok South Road Blk 16 · 843m - 2 hawker centres within 1km
Green
Lucky Gardens Pg · 379m - 6 parks within 1km
Mall
Bedok Mall · 1.7km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.6km
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
Master Plan 20252,228m from Long Island (East Coast) - TBD (multi-decade) new homes announced
Price trend average PSF by year
2023
$1,388
2025
$1,531
+10.3%
2026
$1,627
+6.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $3,600/mo | $2.88 | 2.2% | 16 |
| 4BR | $5,300/mo | $3.21 | 2.4% | 23 |
Recent transactions URA, latest 6
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $2,680,000 | 1,647 | $1,627 | 01-05 |
| Dec 2025 | $2,600,000 | 1,658 | $1,568 | 01-05 |
| Oct 2025 | $2,650,000 | 1,690 | $1,568 | 01-05 |
| Jul 2025 | $2,300,000 | 1,658 | $1,388 | 01-05 |
| Jan 2025 | $2,600,000 | 1,625 | $1,600 | 01-05 |
| Jan 2023 | $2,300,000 | 1,658 | $1,388 | 01-05 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around The Baycourt actually sell for - this project trades at 2.8× the nearest block’s PSF.