District 15 · Bedok · OCR
Villa Marina
Jalan Sempadan · Condominium · 99 yrs lease commencing from 1995
Current PSF
$1,375
-21.4% vs district median
Gross yield
3.3%
median rent $4,900/mo
3-year gain
11.4%
Transactions · 5y
77
8 in last 12 months
Nearest MRT
Siglap Mrt Station · 272.578m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+134% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential45 / 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
+8.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
11%
PSF dispersion within project
The neighbourhood
Food
East Coast Lagoon Food Village · 869m
Green
Siglap Linear Pk (Upp Ec Rd-M Parade) · 53m - 10 parks within 1km
Mall
Bedok Mall · 1.5km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.8km
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%
Master Plan 20251,601m from Long Island (East Coast) - TBD (multi-decade) new homes announced
Price trend average PSF by year
2021
$1,036
2022
$1,109
+7%
2023
$1,247
+12.4%
2024
$1,406
+12.8%
2025
$1,442
+2.6%
2026
$1,389
-3.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,200/mo | $3.65 | 3.2% | 83 |
| 3BR | $4,900/mo | $3.92 | 3.4% | 175 |
| 4BR | $5,700/mo | $2.78 | 2.4% | 31 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,140,000 | 1,647 | $1,299 | 01-05 |
| Jun 2026 | $2,065,000 | 1,281 | $1,612 | 01-05 |
| Jun 2026 | $1,800,000 | 1,152 | $1,563 | 01-05 |
| Apr 2026 | $2,060,000 | 1,690 | $1,219 | 01-05 |
| Mar 2026 | $2,550,000 | 2,024 | $1,260 | 01-05 |
| Jan 2026 | $1,500,000 | 1,087 | $1,380 | 01-05 |
| Nov 2025 | $1,890,000 | 1,281 | $1,476 | 01-05 |
| Nov 2025 | $1,820,000 | 1,528 | $1,191 | 01-05 |
| Jun 2025 | $1,800,000 | 1,130 | $1,593 | 01-05 |
| May 2025 | $2,600,000 | 2,314 | $1,123 | 01-05 |
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