District 15 · Bedok · OCR
The Espira
Lorong L Telok Kurau · Apartment · Freehold
Current PSF
$1,446
-17.3% vs district median
Gross yield
3.4%
median rent $4,000/mo
3-year gain
4.6%
Transactions · 5y
10
2 in last 12 months
Nearest MRT
Marine Terrace Mrt Station · 598.008m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+146% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential39 / 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
21%
PSF dispersion within project
The neighbourhood
P1 ring
Chij (Katong) Primary 732m · Phase 2C 0.7× · Ngee Ann Primary School 797m · Phase 2C 1.2× balloted · St. Stephen'S School 798m · Phase 2C 0.4× · Tao Nan School 825m · Phase 2C 1.8× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Tanjong Katong Secondary School · 2.0km
Food
Marine Terrace Blk 50a (50a Marine Terrace) · 715m
Green
Telok Kurau Lorong N Pk · 272m - 5 parks within 1km
Mall
The Flow Mall · 1.4km
Health
Parkway East Hospital (hospital) · 729m
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%
Price trend average PSF by year
2021
$1,221
2022
$1,363
+11.6%
2023
$1,384
+1.5%
2024
$1,329
-4%
2025
$1,612
+21.3%
2026
$1,447
-10.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,500/mo | $4.55 | 3.8% | 7 |
| 2BR | $3,000/mo | $3.53 | 2.9% | 6 |
| 3BR | $4,300/mo | $3.74 | 3.1% | 31 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,850,000 | 1,055 | $1,754 | 01-05 |
| Feb 2026 | $2,010,000 | 1,765 | $1,139 | 01-05 |
| Mar 2025 | $1,700,000 | 1,055 | $1,612 | 01-05 |
| Nov 2024 | $2,380,000 | 2,217 | $1,073 | 01-05 |
| Sept 2024 | $1,672,000 | 1,055 | $1,585 | 01-05 |
| Jul 2023 | $1,530,000 | 1,109 | $1,380 | 01-05 |
| Mar 2023 | $1,508,000 | 1,087 | $1,387 | 01-05 |
| Oct 2022 | $800,000 | 592 | $1,351 | 01-05 |
| Aug 2022 | $1,450,000 | 1,055 | $1,375 | 01-05 |
| Dec 2021 | $1,375,000 | 1,087 | $1,265 | 01-05 |
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More in District 15
The HDB blocks next door
The entry point, measured: what the resale flats around The Espira actually sell for - this project trades at 2.1× the nearest block’s PSF.