District 16 · Bedok · OCR
The Summit
Upper East Coast Road · Condominium · Freehold
Current PSF
$1,876
+21.3% vs district median
Gross yield
2.2%
median rent $4,400/mo
3-year gain
22.9%
Transactions · 5y
26
7 in last 12 months
Nearest MRT
Siglap Mrt Station · 1,374.075m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+219% 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
+7.5%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Temasek Primary School 574m · Phase 2C 2.1× balloted · Bedok Green Primary School 844m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Temasek Secondary School · 769m
Food
Bedok South Road Blk 16 · 739m - 2 hawker centres within 1km
Green
Sennett Ave Os · 297m - 5 parks within 1km
Mall
Bedok Mall · 1.6km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 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
Master Plan 20252,252m from Long Island (East Coast) - TBD (multi-decade) new homes announced
Price trend average PSF by year
2021
$1,319
2022
$1,554
+17.8%
2023
$1,580
+1.7%
2024
$1,790
+13.3%
2025
$1,831
+2.3%
2026
$1,942
+6.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,400/mo | $4.00 | 2.6% | 42 |
| 3BR | $4,300/mo | $3.44 | 2.2% | 178 |
| 4BR | $9,500/mo | - | - | 6 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,663,000 | 840 | $1,981 | 01-05 |
| Apr 2026 | $2,530,000 | 1,249 | $2,026 | 01-05 |
| Feb 2026 | $2,665,000 | 1,464 | $1,820 | 01-05 |
| Sept 2025 | $3,280,000 | 1,668 | $1,966 | 06-10 |
| Sept 2025 | $1,480,000 | 840 | $1,763 | 01-05 |
| Aug 2025 | $2,480,000 | 1,238 | $2,003 | 01-05 |
| Aug 2025 | $2,400,000 | 1,528 | $1,570 | 01-05 |
| Mar 2025 | $1,480,000 | 829 | $1,786 | 01-05 |
| Feb 2025 | $2,185,000 | 1,238 | $1,765 | 01-05 |
| Jan 2025 | $2,430,000 | 1,238 | $1,963 | 06-10 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around The Summit actually sell for - this project trades at 3.3× the nearest block’s PSF.