District 16 · Bedok · OCR
Waterfront Isle
Bedok Reservoir Road · Condominium · 99 yrs lease commencing from 2009
Current PSF
$1,686
+9.1% vs district median
Gross yield
3.2%
median rent $4,000/mo
3-year gain
13.0%
Transactions · 5y
129
23 in last 12 months
Nearest MRT
Bedok Reservoir Mrt Station · 653.436m
DTL
Future MRT
Tampines North Mrt Station
CRL · 2030
Vs local HDB
+187% 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
-0.4%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Yu Neng Primary School 720m · Phase 2C 1.4× balloted · Damai Primary School 789m · Red Swastika School 910m · Phase 2C 2.3× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Damai Secondary School · 206m
Food
Bedok North Street 3 Blk 511 (Kaki Bukit 511 Market And Food Centre) · 694m - 2 hawker centres within 1km
Green
Bedok Town Pk · 380m - 2 parks within 1km
Mall
Djitsun Mall Bedok · 1.4km
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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,596 psf - 2% above units on floors 1–5 ($1,559 psf).
Price trend average PSF by year
2021
$1,225
2022
$1,304
+6.4%
2023
$1,502
+15.2%
2024
$1,572
+4.7%
2025
$1,609
+2.4%
2026
$1,698
+5.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,100/mo | $5.64 | 4.0% | 189 |
| 2BR | $3,950/mo | $4.16 | 3.0% | 222 |
| 3BR | $5,000/mo | $4.00 | 2.8% | 165 |
| 4BR | $5,800/mo | $4.30 | 3.1% | 41 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,695,000 | 1,378 | $1,956 | 11-15 |
| Jun 2026 | $2,200,000 | 1,227 | $1,793 | 06-10 |
| Jun 2026 | $1,820,000 | 1,173 | $1,551 | 01-05 |
| May 2026 | $2,320,000 | 1,259 | $1,842 | 06-10 |
| May 2026 | $2,050,000 | 1,163 | $1,763 | 01-05 |
| Apr 2026 | $2,300,000 | 1,259 | $1,826 | 11-15 |
| Apr 2026 | $2,030,000 | 1,378 | $1,473 | 01-05 |
| Apr 2026 | $885,000 | 592 | $1,495 | 11-15 |
| Feb 2026 | $2,220,000 | 1,259 | $1,763 | 06-10 |
| Feb 2026 | $980,000 | 635 | $1,543 | 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 Isle actually sell for - this project trades at 3.2× the nearest block’s PSF.