District 16 · Bedok · OCR
The Tanamera
Tanah Merah Kechil Road · Condominium · 99 yrs lease commencing from 1990
Current PSF
$1,224
-20.8% vs district median
Gross yield
3.4%
median rent $4,250/mo
3-year gain
15.2%
Transactions · 5y
46
8 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 474.707m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+108% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential47 / 100
36 years old · composite of plot use, age, tenure, value gap & size
Lease decay63 years left
worth 81.8%of freehold today (Bala’s Table) · loses ~5.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+8.8%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Bedok Green Primary School 615m · Phase 2C 0.2× · St. Anthony'S Canossian Primary School 926m · Phase 2C 0.2× · Saint Anthony'S Canossian Primary School 926m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bedok View Secondary School · 290m
Food
New Upper Changi Road Blk 58 · 294m - 2 hawker centres within 1km
Green
Jln Limau Kasturi Os · 471m - 12 parks within 1km
Mall
Djitsun Mall Bedok · 1.4km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.2km
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 $1,190 psf - 1% below units on floors 1–5 ($1,202 psf).
Price trend average PSF by year
2021
$929
2022
$1,005
+8.2%
2023
$1,062
+5.7%
2024
$1,150
+8.3%
2025
$1,209
+5.1%
2026
$1,223
+1.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,400/mo | $3.58 | 3.5% | 80 |
| 3BR | $4,200/mo | $3.11 | 3.1% | 153 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,528,888 | 1,324 | $1,155 | 06-10 |
| May 2026 | $1,890,000 | 1,518 | $1,245 | 16-20 |
| Jan 2026 | $1,680,000 | 1,324 | $1,269 | 16-20 |
| Dec 2025 | $1,170,000 | 947 | $1,235 | 01-05 |
| Aug 2025 | $1,660,888 | 1,324 | $1,254 | 16-20 |
| Aug 2025 | $1,590,000 | 1,324 | $1,201 | 16-20 |
| Aug 2025 | $1,180,000 | 958 | $1,232 | 01-05 |
| Aug 2025 | $1,150,000 | 958 | $1,200 | 01-05 |
| Jul 2025 | $1,100,000 | 958 | $1,148 | 01-05 |
| Jun 2025 | $1,565,000 | 1,324 | $1,182 | 11-15 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around The Tanamera actually sell for - this project trades at 1.6× the nearest block’s PSF.