District 15 · Bedok · OCR
The Sound
East Coast Road · Condominium · Freehold
Current PSF
$2,045
+17.0% vs district median
Gross yield
2.8%
median rent $5,000/mo
3-year gain
15.0%
Transactions · 5y
18
4 in last 12 months
Nearest MRT
Marine Terrace Mrt Station · 389.29m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+248% 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
+1.7%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Chij (Katong) Primary 579m · Phase 2C 0.7× · Ngee Ann Primary School 604m · Phase 2C 1.2× balloted · Tao Nan School 651m · Phase 2C 1.8× balloted · St. Stephen'S School 989m · 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) · 507m
Green
Telok Kurau Lorong N Pk · 211m - 5 parks within 1km
Mall
The Flow Mall · 1.3km
Health
Parkway East Hospital (hospital) · 859m
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 20252,468m from Long Island (East Coast) - TBD (multi-decade) new homes announced
Price trend average PSF by year
2021
$1,645
2022
$1,784
+8.4%
2023
$1,919
+7.6%
2024
$1,975
+2.9%
2025
$2,016
+2.1%
2026
$2,206
+9.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,300/mo | $5.08 | 3.0% | 19 |
| 2BR | $4,100/mo | $4.82 | 2.8% | 54 |
| 3BR | $5,100/mo | $4.43 | 2.6% | 103 |
| 4BR | $6,400/mo | $4.13 | 2.4% | 21 |
| 5BR | $6,453/mo | $3.49 | 2.0% | 5 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,330,000 | 603 | $2,206 | 01-05 |
| Dec 2025 | $2,520,000 | 1,270 | $1,984 | 01-05 |
| Dec 2025 | $2,200,000 | 1,066 | $2,065 | 01-05 |
| Aug 2025 | $2,920,000 | 1,518 | $1,924 | 01-05 |
| May 2025 | $1,630,000 | 807 | $2,019 | 01-05 |
| Apr 2025 | $2,260,000 | 1,066 | $2,121 | 01-05 |
| Mar 2025 | $2,260,000 | 1,141 | $1,981 | 01-05 |
| Aug 2024 | $2,650,000 | 1,378 | $1,923 | 01-05 |
| Aug 2024 | $1,680,000 | 829 | $2,027 | 01-05 |
| Oct 2023 | $1,760,000 | 893 | $1,970 | 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 Sound actually sell for - this project trades at 3.0× the nearest block’s PSF.