District 15 · Bedok · OCR
The Nclave
Lorong N Telok Kurau · Apartment · Freehold
Current PSF
$1,708
-2.3% vs district median
Gross yield
3.0%
median rent $4,350/mo
3-year gain
0.0%
Transactions · 5y
10
1 in last 12 months
Nearest MRT
Marine Terrace Mrt Station · 464.357m
TEL
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 potential32 / 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
3%
PSF dispersion within project
The neighbourhood
P1 ring
Chij (Katong) Primary 646m · Phase 2C 0.7× · Ngee Ann Primary School 660m · Phase 2C 1.2× balloted · Tao Nan School 724m · Phase 2C 1.8× balloted · St. Stephen'S School 912m · Phase 2C 0.4× - 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) · 577m
Green
Telok Kurau Lorong N Pk · 237m - 6 parks within 1km
Mall
The Flow Mall · 1.4km
Health
Parkway East Hospital (hospital) · 830m
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 20252,496m from Long Island (East Coast) - TBD (multi-decade) new homes announced
Price trend average PSF by year
2021
$1,049
2022
$1,381
+31.6%
2024
$1,563
+13.2%
2026
$1,708
+9.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,200/mo | $3.11 | 2.2% | 7 |
| 3BR | $4,700/mo | $4.09 | 2.9% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,250,000 | 732 | $1,708 | 01-05 |
| Nov 2024 | $1,730,000 | 1,044 | $1,657 | 01-05 |
| Aug 2024 | $1,680,000 | 1,044 | $1,609 | 01-05 |
| Jun 2024 | $1,670,000 | 1,044 | $1,599 | 01-05 |
| Mar 2024 | $1,808,000 | 1,302 | $1,388 | 01-05 |
| Oct 2022 | $1,320,000 | 861 | $1,533 | 01-05 |
| Oct 2022 | $1,278,000 | 861 | $1,484 | 01-05 |
| Mar 2022 | $1,710,000 | 1,518 | $1,127 | 01-05 |
| Dec 2021 | $1,450,000 | 1,367 | $1,061 | 01-05 |
| Oct 2021 | $2,130,000 | 2,056 | $1,036 | 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 Nclave actually sell for - this project trades at 2.5× the nearest block’s PSF.