District 16 · Bedok · OCR
The Clearwater
Bedok Reservoir View · Condominium · 99 yrs lease commencing from 1997
Current PSF
$1,381
-10.7% vs district median
Gross yield
3.2%
median rent $4,600/mo
3-year gain
17.1%
Transactions · 5y
70
9 in last 12 months
Nearest MRT
Bedok Reservoir Mrt Station · 163.187m
DTL
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 potential38 / 100
29 years old · composite of plot use, age, tenure, value gap & size
Lease decay70 years left
worth 86.0%of freehold today (Bala’s Table) · loses ~6.0pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-9.9%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Red Swastika School 330m · Phase 2C 2.3× balloted · Yu Neng Primary School 429m · Phase 2C 1.4× balloted · St. Anthony'S Canossian Primary School 804m · Phase 2C 0.2× · Saint Anthony'S Canossian Primary School 804m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bedok Green Secondary School · 288m
Food
Bedok North Street 3 Blk 511 (Kaki Bukit 511 Market And Food Centre) · 598m - 2 hawker centres within 1km
Green
Bedok Town Pk · 793m
Mall
Djitsun Mall Bedok · 1.3km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 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 $1,318 psf - 5% above units on floors 1–5 ($1,260 psf).
Price trend average PSF by year
2021
$1,054
2022
$1,155
+9.6%
2023
$1,212
+4.9%
2024
$1,244
+2.6%
2025
$1,339
+7.6%
2026
$1,419
+6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,000/mo | $4.00 | 3.5% | 30 |
| 2BR | $3,500/mo | $3.68 | 3.2% | 35 |
| 3BR | $4,600/mo | $3.41 | 3.0% | 130 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,950,000 | 1,453 | $1,342 | 01-05 |
| May 2026 | $1,860,000 | 1,227 | $1,516 | 11-15 |
| Feb 2026 | $1,740,000 | 1,227 | $1,418 | 06-10 |
| Jan 2026 | $1,900,000 | 1,356 | $1,401 | 06-10 |
| Nov 2025 | $2,900,000 | 2,443 | $1,187 | 16-20 |
| Nov 2025 | $1,950,000 | 1,367 | $1,426 | 11-15 |
| Nov 2025 | $1,880,000 | 1,356 | $1,386 | 06-10 |
| Oct 2025 | $1,870,000 | 1,335 | $1,401 | 06-10 |
| Sept 2025 | $1,865,000 | 1,378 | $1,354 | 06-10 |
| Jul 2025 | $1,230,000 | 947 | $1,299 | 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 Clearwater actually sell for - this project trades at 2.0× the nearest block’s PSF.