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SG Property Intel
Apartment99-yearOutside Central RegionInvestment score 71

Bedok Residences

BEDOK NORTH DRIVE · D16

Value a unit hereAdd to comparisonShow on the map

Median PSF · 12m

S$1,858

Median price · 12m

S$1.58M

Latest sale

S$1.06M

Aug 2026

1-year change

-1.5%

Sales · 12m

13

100 all time

Gross yield

4.04%

190 leases

Price history

How this development has traded

Median transacted price and price per square foot by quarter, from every sale on record here.

Change over window
+21.0%
Annualised
+3.7%
Transactions
100
1 year
-1.5%
3 years p.a.
+2.8%
5 years p.a.
+4.3%
Median size
883 sqft

Against the neighbourhood

How it compares within D16

Bedok, Upper East Coast, Eastwood, Kew Drive. All figures are medians over the last 12 months for private homes in this district.

District analytics
MeasureBedok ResidencesD16 medianDifference
Median PSFS$1,858S$2,472-24.8%
Median priceS$1.58MS$2.03M-22.2%
Gross rental yield4.04%2.81%+1.2 pts
1-year price change-1.5%+55.8%-57.4 pts

This development trades about 25% below the D16 median price per square foot.

Rental

Rent and yield

From URA private residential rental contracts.

Median monthly rent

S$4,200

Contracts · 12m

190

Implied annual rent

S$50K

Gross yield

4.04%

Unit typeContractsMedian rent
1 bedroom78S$3,500
2 bedroom71S$4,400
3 bedroom34S$5,825
4 bedroom7S$6,900

Investment analysis

Investment score 71 / 100

Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.

71/100

100% of the scoring weight measurable

Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.

  • Liquidityweight 15%94

    Transactions in the last 12 months — how easily it trades.

  • Rental yieldweight 20%80

    Gross yield against every other development in its segment.

  • Locationweight 15%75

    Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok MRT at 180 m.

  • Valuationweight 22%69

    How its median price per square foot compares with its own district.

  • Supply riskweight 10%62

    Upcoming units recorded in the same district. Higher score means less competing supply.

  • Price momentumweight 18%49

    Three-year annualised change in median PSF, or one year where three is unavailable.

The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.

Location

Nearby amenities

Rail stations

  • Bedok MRT180 m
  • Bedok Reservoir MRT1.3 km
  • Bedok North MRT1.5 km
  • Siglap MRT1.7 km

Schools within 2 km

  • Fengshan Primary Schoolprimary620 m
  • Opera Estate Primary Schoolprimary840 m
  • Yu Neng Primary Schoolprimary1.0 km
  • Bedok Green Primary Schoolprimary1.1 km
  • Red Swastika Schoolprimary1.1 km
  • Bedok Green Secondary Schoolsecondary (s1-s5)1.3 km

Distances are straight-line. Proximity does not determine school admission eligibility.

Supply

Upcoming competition

  • SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.9 km

High upcoming supply nearby may increase competition for tenants and buyers.

The record

Transactions at this development

Browse all transactions
MonthTypePriceSizePSFFloorLease left
Aug 2026ApartmentS$1,580,000743 sqftS$2,12706-1083 yr 5 mo
Aug 2026ApartmentS$1,080,000592 sqftS$1,82406-1083 yr 5 mo
Aug 2026ApartmentS$1,060,000581 sqftS$1,82411-1583 yr 5 mo
Jul 2026ApartmentS$1,650,0001,055 sqftS$1,56401-0583 yr 6 mo
Apr 2026ApartmentS$1,575,000980 sqftS$1,60801-0583 yr 9 mo
Apr 2026ApartmentS$1,480,000689 sqftS$2,14811-1583 yr 9 mo
Mar 2026ApartmentS$2,800,0001,442 sqftS$1,94111-1583 yr 10 mo
Mar 2026ApartmentS$1,080,000581 sqftS$1,85806-1083 yr 10 mo
Jan 2026ApartmentS$4,500,0003,122 sqftS$1,44211-1584 yrs
Nov 2025ApartmentS$2,140,0001,076 sqftS$1,98811-1584 yr 2 mo
Nov 2025ApartmentS$1,638,0001,076 sqftS$1,52201-0584 yr 2 mo
Nov 2025ApartmentS$990,000517 sqftS$1,91606-1084 yr 2 mo
Oct 2025ApartmentS$1,765,000936 sqftS$1,88506-1084 yr 3 mo
Aug 2025ApartmentS$1,760,000936 sqftS$1,87906-1084 yr 5 mo
Aug 2025ApartmentS$1,226,800603 sqftS$2,03511-1584 yr 5 mo
Aug 2025ApartmentS$1,000,000581 sqftS$1,72006-1084 yr 5 mo
Aug 2025ApartmentS$945,500581 sqftS$1,62706-1084 yr 5 mo
Jul 2025ApartmentS$2,900,0001,528 sqftS$1,89701-0584 yr 6 mo
Jul 2025ApartmentS$2,200,0001,098 sqftS$2,00411-1584 yr 6 mo
Jul 2025ApartmentS$1,700,0001,163 sqftS$1,46201-0584 yr 6 mo
Jul 2025ApartmentS$1,200,000603 sqftS$1,99106-1084 yr 6 mo
Jun 2025ApartmentS$1,238,000678 sqftS$1,82601-0584 yr 7 mo
Jun 2025ApartmentS$940,000517 sqftS$1,81906-1084 yr 7 mo
May 2025ApartmentS$1,718,000926 sqftS$1,85601-0584 yr 8 mo
May 2025ApartmentS$1,600,000850 sqftS$1,88201-0584 yr 8 mo
Apr 2025ApartmentS$2,848,8881,485 sqftS$1,91806-1084 yr 9 mo
Apr 2025ApartmentS$1,730,000883 sqftS$1,96011-1584 yr 9 mo
Apr 2025ApartmentS$1,040,000581 sqftS$1,78911-1584 yr 9 mo
Mar 2025ApartmentS$2,300,0001,152 sqftS$1,99711-1584 yr 10 mo
Feb 2025ApartmentS$1,528,000764 sqftS$1,99911-1584 yr 11 mo
Jan 2025ApartmentS$2,830,0001,442 sqftS$1,96206-1085 yrs
Jan 2025ApartmentS$1,238,800657 sqftS$1,88711-1585 yrs
Dec 2024ApartmentS$2,138,8881,206 sqftS$1,77406-1085 yr 1 mo
Dec 2024ApartmentS$1,088,888592 sqftS$1,83906-1085 yr 1 mo
Oct 2024ApartmentS$1,610,888850 sqftS$1,89406-1085 yr 3 mo
Sep 2024ApartmentS$2,800,0001,841 sqftS$1,52101-0585 yr 4 mo
Aug 2024ApartmentS$2,000,0001,238 sqftS$1,61606-1085 yr 5 mo
Jul 2024ApartmentS$1,790,0001,195 sqftS$1,49811-1585 yr 6 mo
Jul 2024ApartmentS$1,600,000883 sqftS$1,81311-1585 yr 6 mo
Jul 2024ApartmentS$1,508,000829 sqftS$1,81906-1085 yr 6 mo

Showing the 40 most recent of 100 recorded transactions.

Alternatives

Comparable developments nearby

Within 1.5 km, same segment, with recorded activity in the last 12 months.

Residential Apartments

S$1,208

-1.7%1 sales

Tedge

S$1,710

-5.6%1 sales2.5% yield

Millage

S$1,586

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The Lenox

S$1,360

-23.0%1 sales4.1% yield

The Champagne

S$1,167

—3 sales3.3% yield

Landed Housing Development

S$1,963

—12 sales1.0% yield

Suites@Changi

S$1,563

-1.3%3 sales4.6% yield

East Tudor

S$1,664

—1 sales

Transactions: URA Property Market Information

Important

Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.