District 16 · Bedok · OCR
Waterfront Waves
Bedok Reservoir Road · Condominium · 99 yrs lease commencing from 2007
Current PSF
$1,682
+8.8% vs district median
Gross yield
3.0%
median rent $5,475/mo
3-year gain
16.3%
Transactions · 5y
70
8 in last 12 months
Nearest MRT
Bedok Reservoir Mrt Station · 395.038m
DTL
Future MRT
Tampines North Mrt Station
CRL · 2030
Vs local HDB
+186% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential28 / 100
19 years old · composite of plot use, age, tenure, value gap & size
Lease decay80 years left
worth 91.0%of freehold today (Bala’s Table) · loses ~5.0pts of freehold value over the next decade
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
6%
PSF dispersion within project
The neighbourhood
P1 ring
Yu Neng Primary School 525m · Phase 2C 1.4× balloted · Red Swastika School 673m · Phase 2C 2.3× balloted · Fengshan Primary School 952m · Phase 2C 1.3× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Damai Secondary School · 345m
Food
Bedok North Street 3 Blk 511 (Kaki Bukit 511 Market And Food Centre) · 559m - 2 hawker centres within 1km
Green
Bedok Town Pk · 423m - 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%
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 $1,678 psf - 8% above units on floors 1–5 ($1,556 psf).
Price trend average PSF by year
2021
$1,160
2022
$1,260
+8.6%
2023
$1,445
+14.7%
2024
$1,532
+6%
2025
$1,630
+6.4%
2026
$1,681
+3.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,800/mo | $4.00 | 2.9% | 40 |
| 3BR | $5,100/mo | $4.08 | 2.9% | 100 |
| 4BR | $6,100/mo | $3.94 | 2.8% | 38 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,200,000 | 1,324 | $1,662 | 06-10 |
| Mar 2026 | $2,800,000 | 1,572 | $1,782 | 11-15 |
| Mar 2026 | $1,550,000 | 969 | $1,600 | 01-05 |
| Dec 2025 | $2,670,000 | 1,572 | $1,699 | 01-05 |
| Dec 2025 | $2,280,000 | 1,345 | $1,695 | 11-15 |
| Oct 2025 | $2,370,000 | 1,518 | $1,562 | 01-05 |
| Oct 2025 | $2,258,100 | 1,345 | $1,678 | 11-15 |
| Aug 2025 | $2,300,000 | 1,292 | $1,781 | 06-10 |
| Jul 2025 | $2,160,000 | 1,345 | $1,605 | 06-10 |
| Jun 2025 | $2,250,000 | 1,270 | $1,771 | 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 Waves actually sell for - this project trades at 3.1× the nearest block’s PSF.