District 16 · Bedok · OCR
The Daffodil
Upper East Coast Road · Apartment · Freehold
Current PSF
$1,533
-0.8% vs district median
Gross yield
3.3%
median rent $3,200/mo
3-year gain
8.3%
Transactions · 5y
15
4 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 1,253.244m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+161% 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
2%
PSF dispersion within project
The neighbourhood
P1 ring
Temasek Primary School 131m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Temasek Secondary School · 210m
Food
New Upper Changi Road Blk 58 · 1.0km
Green
Kew Crescent Pg · 482m - 9 parks within 1km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.9km
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%
Master Plan 20252,487m from Long Island (East Coast) - TBD (multi-decade) new homes announced
Price trend average PSF by year
2021
$1,193
2022
$1,335
+11.9%
2023
$1,414
+5.9%
2024
$1,548
+9.5%
2025
$1,567
+1.2%
2026
$1,531
-2.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,100/mo | $4.13 | 3.2% | 71 |
| 2BR | $3,400/mo | $3.24 | 2.5% | 13 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $1,500,000 | 990 | $1,515 | 01-05 |
| Feb 2026 | $1,151,888 | 743 | $1,551 | 01-05 |
| Jan 2026 | $1,530,000 | 1,001 | $1,528 | 01-05 |
| Oct 2025 | $1,125,000 | 732 | $1,537 | 01-05 |
| Jul 2025 | $1,160,000 | 732 | $1,585 | 01-05 |
| Jun 2025 | $1,085,000 | 689 | $1,575 | 01-05 |
| Mar 2025 | $1,165,000 | 743 | $1,569 | 01-05 |
| Nov 2024 | $1,550,000 | 1,001 | $1,548 | 01-05 |
| Jul 2024 | $1,550,000 | 1,001 | $1,548 | 01-05 |
| Nov 2023 | $1,050,000 | 743 | $1,414 | 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 Daffodil actually sell for - this project trades at 1.3× the nearest block’s PSF.