Bedokville
JALAN LIMAU NIPIS · D16
Median PSF · 12m
S$1,498
Median price · 12m
S$6.80M
Latest sale
S$7.50M
Jul 2026
1-year change
+3.0%
Sales · 12m
5
17 all time
Gross yield
1.28%
2 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
- +8.2%
- Annualised
- +2.7%
- Transactions
- 17
- 1 year
- +3.0%
- 3 years p.a.
- -2.5%
- 5 years p.a.
- +7.1%
- Median size
- 3,613 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.
| Measure | Bedokville | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$1,498 | S$2,472 | -39.4% |
| Median price | S$6.80M | S$2.03M | +235.0% |
| Gross rental yield | 1.28% | 2.81% | -1.5 pts |
| 1-year price change | +3.0% | +55.8% | -52.8 pts |
This development trades about 39% below the D16 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$6,150
Contracts · 12m
2
Implied annual rent
S$74K
Gross yield
1.28%
| Unit type | Contracts | Median rent |
|---|---|---|
| All units | 2 | S$6,150 |
Investment analysis
Investment score 54 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
54/100
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.
- Valuationweight 22%91
How its median price per square foot compares with its own district.
- Liquidityweight 15%85
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%78
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tanah Merah Interchange MRT at 310 m.
- Supply riskweight 10%62
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%11
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%6
Gross yield against every other development in its segment.
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
- Tanah Merah Interchange MRT310 m
- Tanah Merah MRT350 m
- Bedok South MRT910 m
- Sungei Bedok MRT1.1 km
Schools within 2 km
- Bedok South Secondary Schoolsecondary (s1-s5)340 m
- Bedok View Secondary Schoolsecondary (s1-s5)470 m
- Temasek Primary Schoolprimary820 m
- Temasek Secondary Schoolsecondary (s1-s5)1.0 km
- Anglican High Schoolsecondary (s1-s4)1.0 km
- Bedok Green Primary Schoolprimary1.1 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units440 m
- BAGNALL HAUSRL Bagnall Pte Ltd113 units930 m
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | Semi-detached | S$7,500,000 | 6,524 sqft | S$1,150 | - | — |
| May 2026 | Semi-detached | S$6,800,000 | 3,847 sqft | S$1,768 | - | — |
| Feb 2026 | Semi-detached | S$5,000,000 | 3,449 sqft | S$1,450 | - | — |
| Dec 2025 | Semi-detached | S$6,850,000 | 3,571 sqft | S$1,918 | - | — |
| Dec 2025 | Semi-detached | S$5,200,000 | 3,470 sqft | S$1,498 | - | — |
| May 2025 | Semi-detached | S$6,180,000 | 3,654 sqft | S$1,691 | - | — |
| May 2025 | Semi-detached | S$6,100,000 | 4,322 sqft | S$1,411 | - | — |
| Apr 2025 | Semi-detached | S$4,980,000 | 3,325 sqft | S$1,498 | - | — |
| Feb 2025 | Detached | S$7,000,000 | 6,238 sqft | S$1,122 | - | — |
| May 2024 | Terrace | S$3,900,000 | 1,752 sqft | S$2,226 | - | — |
| Apr 2024 | Semi-detached | S$6,120,000 | 4,548 sqft | S$1,346 | - | — |
| Apr 2024 | Semi-detached | S$5,250,000 | 3,500 sqft | S$1,500 | - | — |
| Aug 2023 | Terrace | S$4,500,000 | 2,156 sqft | S$2,087 | - | — |
| Mar 2023 | Semi-detached | S$4,000,500 | 3,482 sqft | S$1,149 | - | — |
| Jun 2022 | Semi-detached | S$4,980,000 | 4,017 sqft | S$1,240 | - | — |
| Nov 2021 | Semi-detached | S$4,920,000 | 3,795 sqft | S$1,296 | - | — |
| Sep 2021 | Semi-detached | S$3,750,000 | 3,531 sqft | S$1,062 | - | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Landed Housing Development
S$1,576
+14.1%1 sales1.8% yield
Landed Housing Development
S$1,449
—1 sales
Lucky Hill
S$2,107
-2.8%3 sales1.9% yield
The Glades
S$1,731
-1.9%34 sales3.7% yield
Limau Villas
S$1,717
+48.5%2 sales2.5% yield
Limau Park
S$1,515
—1 sales2.1% yield
Eastern Grove
S$2,070
+14.0%1 sales1.8% yield
Bedok Park
S$1,768
+5.7%2 sales1.4% yield
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.