District 16 · Bedok · OCR
Villas Laguna
Upper East Coast Road · Condominium · Freehold
Current PSF
$1,678
+8.5% vs district median
Gross yield
2.1%
median rent $4,500/mo
3-year gain
23.8%
Transactions · 5y
5
1 in last 12 months
Nearest MRT
Siglap Mrt Station · 1,059.068m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+185% 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
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
9%
PSF dispersion within project
The neighbourhood
P1 ring
Temasek Primary School 861m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Temasek Secondary School · 1.0km
Food
Bedok South Road Blk 16 · 778m - 2 hawker centres within 1km
Green
Sennett Ave Pg · 400m - 5 parks within 1km
Mall
Bedok Mall · 1.6km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.6km
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 20251,950m from Long Island (East Coast) - TBD (multi-decade) new homes announced
Price trend average PSF by year
2022
$1,244
2023
$1,356
+9%
2025
$1,474
+8.7%
2026
$1,678
+13.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,300/mo | $2.77 | 2.0% | 35 |
Recent transactions URA, latest 5
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,510,000 | 1,496 | $1,678 | 01-05 |
| May 2025 | $2,300,000 | 1,561 | $1,474 | 01-05 |
| Nov 2023 | $2,350,000 | 1,733 | $1,356 | 01-05 |
| Oct 2022 | $2,400,000 | 1,938 | $1,239 | 01-05 |
| Jul 2022 | $2,500,000 | 2,002 | $1,249 | 01-05 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Villas Laguna actually sell for - this project trades at 3.0× the nearest block’s PSF.