District 16 · Bedok · OCR
The Springfield
Chempaka Kuning Link · Strata Terrace · 99 yrs lease commencing from 1995
Current PSF
$998
-35.4% vs district median
Gross yield
2.5%
median rent $4,600/mo
3-year gain
28.2%
Transactions · 5y
33
2 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 608.109m
EWL
Future MRT
Sungei Bedok Mrt Station
TEL · 2026
Vs local HDB
-
Area income
$9,500/mo median
residential zone
En-bloc potential49 / 100
31 years old · composite of plot use, age, tenure, value gap & size
Lease decay68 years left
worth 84.5%of freehold today (Bala’s Table) · loses ~5.5pts of freehold value over the next decade
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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Learning Studio Educare @ Changkat Primary School 952m · Changkat Primary School 974m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bedok South Secondary School · 729m
Food
Bedok North Street 4 Blk 85 (85 Fengshan Centre) · 1.3km
Green
Jln Chempaka Kuning Pg · 218m - 14 parks within 1km
Mall
Eastpoint Mall · 1.3km
Health
Changi General Hospital (hospital) · 1.0km
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
Price trend average PSF by year
2021
$720
2022
$830
+15.3%
2023
$817
-1.6%
2024
$884
+8.2%
2025
$960
+8.6%
2026
$1,047
+9.1%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,480,000 | 2,368 | $1,047 | - |
| Dec 2025 | $2,216,800 | 2,336 | $949 | - |
| May 2025 | $2,188,888 | 2,336 | $937 | - |
| Apr 2025 | $2,300,000 | 2,379 | $967 | - |
| Jan 2025 | $2,350,000 | 2,336 | $1,006 | - |
| Jan 2025 | $2,188,000 | 2,325 | $941 | - |
| Nov 2024 | $2,190,000 | 2,379 | $921 | - |
| Sept 2024 | $2,200,000 | 2,325 | $946 | - |
| Sept 2024 | $2,150,000 | 2,368 | $908 | - |
| Aug 2024 | $2,150,000 | 2,379 | $904 | - |
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