District 16 · Bedok · OCR
Urban Vista
Tanah Merah Kechil Link · Condominium · 99 yrs lease commencing from 2012
Current PSF
$1,566
+1.3% vs district median
Gross yield
4.0%
median rent $3,200/mo
3-year gain
1.8%
Transactions · 5y
194
28 in last 12 months
Nearest MRT
Tanah Merah Mrt Station · 225.048m
EWL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+166% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential26 / 100
14 years old · composite of plot use, age, tenure, value gap & size
Lease decay85 years left
worth 92.9%of freehold today (Bala’s Table) · loses ~4.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-3.0%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
10%
PSF dispersion within project
The neighbourhood
P1 ring
Bedok Green Primary School 862m · Phase 2C 0.2× · St. Anthony'S Canossian Primary School 920m · Phase 2C 0.2× · Saint Anthony'S Canossian Primary School 920m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bedok View Secondary School · 348m
Food
New Upper Changi Road Blk 58 · 514m - 2 hawker centres within 1km
Green
Tanah Merah Pg · 318m - 14 parks within 1km
Mall
Djitsun Mall Bedok · 1.7km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.4km
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 $1,567 psf - 0% above units on floors 1–5 ($1,561 psf).
Price trend average PSF by year
2021
$1,381
2022
$1,433
+3.8%
2023
$1,536
+7.2%
2024
$1,542
+0.4%
2025
$1,539
-0.2%
2026
$1,564
+1.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,800/mo | $6.22 | 4.8% | 266 |
| 2BR | $3,100/mo | $4.77 | 3.7% | 456 |
| 3BR | $3,800/mo | $4.47 | 3.4% | 250 |
| 4BR | $4,100/mo | $3.90 | 3.0% | 26 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $740,000 | 441 | $1,677 | 06-10 |
| Jun 2026 | $1,280,000 | 786 | $1,629 | 06-10 |
| Jun 2026 | $903,000 | 592 | $1,525 | 06-10 |
| May 2026 | $725,000 | 441 | $1,643 | 01-05 |
| Apr 2026 | $938,888 | 657 | $1,430 | 01-05 |
| Apr 2026 | $725,000 | 441 | $1,643 | 06-10 |
| Apr 2026 | $722,000 | 441 | $1,636 | 06-10 |
| Mar 2026 | $1,280,000 | 797 | $1,607 | 06-10 |
| Mar 2026 | $1,086,000 | 807 | $1,345 | 01-05 |
| Feb 2026 | $1,095,000 | 678 | $1,615 | 01-05 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Urban Vista actually sell for - this project trades at 2.6× the nearest block’s PSF.