District 16 · Bedok · OCR
The Bayshore
Bayshore Road · Condominium · 99 yrs lease commencing from 1993
Current PSF
$1,381
-10.7% vs district median
Gross yield
3.4%
median rent $4,050/mo
3-year gain
7.7%
Transactions · 5y
230
41 in last 12 months
Nearest MRT
Siglap Mrt Station · 987.37m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+135% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential40 / 100
33 years old · composite of plot use, age, tenure, value gap & size
Lease decay66 years left
worth 83.6%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.2%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Temasek Primary School 954m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Temasek Secondary School · 1.1km
Food
East Coast Lagoon Food Village · 712m - 2 hawker centres within 1km
Green
Sennett Ave Pg · 565m - 6 parks within 1km
Mall
Bedok Mall · 1.7km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.7km
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 20251,765m from Long Island (East Coast) - TBD (multi-decade) new homes announced
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,383 psf - 6% above units on floors 1–5 ($1,310 psf).
Price trend average PSF by year
2021
$1,043
2022
$1,146
+9.9%
2023
$1,279
+11.6%
2024
$1,348
+5.4%
2025
$1,393
+3.3%
2026
$1,378
-1.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,650/mo | $3.84 | 3.3% | 598 |
| 3BR | $4,500/mo | $3.60 | 3.1% | 295 |
| 4BR | $5,300/mo | $3.66 | 3.2% | 88 |
| 8BR | $11,711/mo | $5.71 | 5.0% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,201,000 | 926 | $1,297 | 01-05 |
| Jun 2026 | $1,950,000 | 1,432 | $1,362 | 11-15 |
| Jun 2026 | $1,870,000 | 1,227 | $1,524 | 21-25 |
| Jun 2026 | $1,260,000 | 926 | $1,361 | 11-15 |
| May 2026 | $1,990,000 | 1,432 | $1,390 | 16-20 |
| May 2026 | $1,388,000 | 936 | $1,482 | 06-10 |
| May 2026 | $1,330,000 | 980 | $1,358 | 21-25 |
| Apr 2026 | $1,465,000 | 958 | $1,529 | 11-15 |
| Apr 2026 | $1,293,000 | 980 | $1,320 | 06-10 |
| Apr 2026 | $1,250,000 | 926 | $1,350 | 16-20 |
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