District 16 · Bedok · OCR
The Glades
Bedok Rise · Condominium · 99 yrs lease commencing from 2013
Current PSF
$1,708
+10.5% vs district median
Gross yield
3.9%
median rent $3,500/mo
3-year gain
4.8%
Transactions · 5y
221
41 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 248.516m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+191% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential25 / 100
13 years old · composite of plot use, age, tenure, value gap & size
Lease decay86 years left
worth 93.3%of freehold today (Bala’s Table) · loses ~4.3pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-5.4%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
Secondary
Bedok South Secondary School · 318m
Food
New Upper Changi Road Blk 58 · 927m
Green
Bedok Terrace Pg · 232m - 15 parks within 1km
Mall
Eastpoint Mall · 1.8km
Health
Changi General Hospital (hospital) · 1.5km
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 $1,760 psf - 3% above units on floors 1–5 ($1,705 psf).
Price trend average PSF by year
2021
$1,460
2022
$1,530
+4.8%
2023
$1,637
+7%
2024
$1,710
+4.5%
2025
$1,727
+1%
2026
$1,716
-0.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,900/mo | $6.44 | 4.5% | 286 |
| 2BR | $3,500/mo | $5.38 | 3.8% | 466 |
| 3BR | $4,500/mo | $4.74 | 3.3% | 114 |
| 4BR | $6,000/mo | $3.87 | 2.7% | 24 |
| 5BR | $7,500/mo | $3.06 | 2.2% | 5 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,550,000 | 840 | $1,846 | 11-15 |
| Jun 2026 | $1,285,000 | 721 | $1,782 | 11-15 |
| Jun 2026 | $980,000 | 764 | $1,282 | 01-05 |
| May 2026 | $1,695,000 | 990 | $1,712 | 01-05 |
| Apr 2026 | $1,720,000 | 1,001 | $1,718 | 01-05 |
| Apr 2026 | $1,200,000 | 689 | $1,742 | 06-10 |
| Apr 2026 | $1,190,000 | 689 | $1,727 | 06-10 |
| Mar 2026 | $1,460,000 | 840 | $1,739 | 01-05 |
| Mar 2026 | $1,250,000 | 786 | $1,591 | 01-05 |
| Mar 2026 | $1,220,000 | 797 | $1,532 | 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 Glades actually sell for - this project trades at 2.9× the nearest block’s PSF.