District 16 · Bedok · OCR
Waterfront Gold
Bedok Reservoir Road · Condominium · 99 yrs lease commencing from 2009
Current PSF
$1,647
+6.5% vs district median
Gross yield
3.3%
median rent $3,800/mo
3-year gain
11.6%
Transactions · 5y
76
12 in last 12 months
Nearest MRT
Bedok Reservoir Mrt Station · 523.586m
DTL
Future MRT
Tampines North Mrt Station
CRL · 2030
Vs local HDB
+180% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential27 / 100
17 years old · composite of plot use, age, tenure, value gap & size
Lease decay82 years left
worth 91.8%of freehold today (Bala’s Table) · loses ~4.8pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-4.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Yu Neng Primary School 580m · Phase 2C 1.4× balloted · Red Swastika School 771m · Phase 2C 2.3× balloted · Damai Primary School 849m · Fengshan Primary School 960m · Phase 2C 1.3× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Damai Secondary School · 190m
Food
Bedok North Street 3 Blk 511 (Kaki Bukit 511 Market And Food Centre) · 563m - 2 hawker centres within 1km
Green
Bedok Town Pk · 308m - 2 parks within 1km
Mall
Djitsun Mall Bedok · 1.3km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.3km
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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,602 psf - 1% above units on floors 1–5 ($1,579 psf).
Price trend average PSF by year
2021
$1,247
2022
$1,373
+10.1%
2023
$1,501
+9.3%
2024
$1,571
+4.7%
2025
$1,639
+4.3%
2026
$1,675
+2.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,100/mo | $4.77 | 3.5% | 118 |
| 2BR | $3,700/mo | $4.35 | 3.2% | 99 |
| 3BR | $4,700/mo | $3.76 | 2.7% | 128 |
| 4BR | $6,000/mo | $4.44 | 3.2% | 25 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $2,245,000 | 1,227 | $1,830 | 06-10 |
| Apr 2026 | $1,750,000 | 1,055 | $1,659 | 01-05 |
| Apr 2026 | $1,460,000 | 893 | $1,634 | 11-15 |
| Mar 2026 | $1,068,000 | 667 | $1,600 | 06-10 |
| Feb 2026 | $898,000 | 581 | $1,545 | 11-15 |
| Jan 2026 | $2,300,000 | 1,292 | $1,781 | 06-10 |
| Dec 2025 | $1,480,000 | 893 | $1,657 | 06-10 |
| Sept 2025 | $2,300,000 | 1,292 | $1,781 | 11-15 |
| Aug 2025 | $1,600,000 | 1,055 | $1,517 | 06-10 |
| Aug 2025 | $1,468,000 | 872 | $1,684 | 11-15 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around Waterfront Gold actually sell for - this project trades at 3.1× the nearest block’s PSF.