Eco
BEDOK SOUTH AVENUE 3 · D16
Median PSF · 12m
S$1,559
Median price · 12m
S$951K
Latest sale
S$3.30M
Sep 2026
1-year change
+0.9%
Sales · 12m
32
202 all time
Gross yield
4.71%
211 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
- +14.9%
- Annualised
- +2.7%
- Transactions
- 202
- 1 year
- +0.9%
- 3 years p.a.
- +1.8%
- 5 years p.a.
- +2.4%
- Median size
- 635 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 | Eco | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$1,559 | S$2,472 | -36.9% |
| Median price | S$951K | S$2.03M | -53.1% |
| Gross rental yield | 4.71% | 2.81% | +1.9 pts |
| 1-year price change | +0.9% | +55.8% | -55.0 pts |
This development trades about 37% below the D16 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,107
Contracts · 12m
211
Implied annual rent
S$37K
Gross yield
4.71%
| Unit type | Contracts | Median rent |
|---|---|---|
| 1 bedroom | 154 | S$3,100 |
| 2 bedroom | 31 | S$3,903 |
| 3 bedroom | 24 | S$4,800 |
| 5 bedroom | 2 | S$9,550 |
Investment analysis
Investment score 73 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
73/100
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%98
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%93
Gross yield against every other development in its segment.
- Valuationweight 22%88
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.
- Locationweight 15%50
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tanah Merah MRT at 660 m.
- Price momentumweight 18%37
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
- Tanah Merah MRT660 m
- Tanah Merah Interchange MRT740 m
- Bedok South MRT770 m
- Bayshore MRT1.0 km
Schools within 2 km
- Bedok View Secondary Schoolsecondary (s1-s5)320 m
- Temasek Primary Schoolprimary440 m
- Temasek Secondary Schoolsecondary (s1-s5)720 m
- Bedok Green Primary Schoolprimary720 m
- Bedok South Secondary Schoolsecondary (s1-s5)890 m
- Anglican High Schoolsecondary (s1-s4)1.1 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units760 m
- BAGNALL HAUSRL Bagnall Pte Ltd113 units1.2 km
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 |
|---|---|---|---|---|---|---|
| Sep 2026 | Strata Terrace | S$3,300,000 | 3,563 sqft | S$926 | - | 84 yr 4 mo |
| Aug 2026 | Condominium | S$2,100,000 | 1,152 sqft | S$1,823 | 11-15 | 84 yr 5 mo |
| Aug 2026 | Condominium | S$1,570,000 | 915 sqft | S$1,716 | 06-10 | 84 yr 5 mo |
| Aug 2026 | Condominium | S$925,000 | 635 sqft | S$1,457 | 06-10 | 84 yr 5 mo |
| Jul 2026 | Condominium | S$1,710,000 | 1,012 sqft | S$1,690 | 01-05 | 84 yr 6 mo |
| Jul 2026 | Condominium | S$1,380,000 | 840 sqft | S$1,644 | 06-10 | 84 yr 6 mo |
| Jul 2026 | Condominium | S$959,888 | 603 sqft | S$1,592 | 11-15 | 84 yr 6 mo |
| Jul 2026 | Condominium | S$878,000 | 614 sqft | S$1,431 | 01-05 | 84 yr 6 mo |
| Jul 2026 | Condominium | S$858,000 | 635 sqft | S$1,351 | 11-15 | 84 yr 6 mo |
| Jun 2026 | Condominium | S$920,000 | 700 sqft | S$1,315 | 01-05 | 84 yr 7 mo |
| Jun 2026 | Condominium | S$910,000 | 581 sqft | S$1,566 | 06-10 | 84 yr 7 mo |
| Jun 2026 | Condominium | S$908,000 | 603 sqft | S$1,506 | 06-10 | 84 yr 7 mo |
| May 2026 | Condominium | S$853,000 | 700 sqft | S$1,219 | 01-05 | 84 yr 8 mo |
| Apr 2026 | Condominium | S$1,810,000 | 1,023 sqft | S$1,770 | 11-15 | 84 yr 9 mo |
| Apr 2026 | Condominium | S$1,385,000 | 840 sqft | S$1,650 | 06-10 | 84 yr 9 mo |
| Apr 2026 | Condominium | S$928,888 | 797 sqft | S$1,166 | 01-05 | 84 yr 9 mo |
| Apr 2026 | Condominium | S$920,000 | 592 sqft | S$1,554 | 11-15 | 84 yr 9 mo |
| Mar 2026 | Condominium | S$1,530,000 | 915 sqft | S$1,672 | 06-10 | 84 yr 10 mo |
| Mar 2026 | Condominium | S$1,470,000 | 861 sqft | S$1,707 | 11-15 | 84 yr 10 mo |
| Mar 2026 | Condominium | S$1,175,888 | 775 sqft | S$1,517 | 01-05 | 84 yr 10 mo |
| Mar 2026 | Condominium | S$942,888 | 603 sqft | S$1,564 | 11-15 | 84 yr 10 mo |
| Mar 2026 | Condominium | S$805,000 | 549 sqft | S$1,466 | 01-05 | 84 yr 10 mo |
| Feb 2026 | Strata Terrace | S$3,600,000 | 3,767 sqft | S$956 | - | 84 yr 11 mo |
| Feb 2026 | Condominium | S$960,000 | 657 sqft | S$1,462 | 06-10 | 84 yr 11 mo |
| Jan 2026 | Condominium | S$1,728,888 | 1,033 sqft | S$1,673 | 06-10 | 85 yrs |
| Jan 2026 | Condominium | S$1,406,000 | 861 sqft | S$1,633 | 01-05 | 85 yrs |
| Jan 2026 | Condominium | S$930,000 | 592 sqft | S$1,571 | 11-15 | 85 yrs |
| Dec 2025 | Condominium | S$910,000 | 603 sqft | S$1,510 | 11-15 | 85 yr 1 mo |
| Nov 2025 | Condominium | S$1,150,000 | 775 sqft | S$1,484 | 01-05 | 85 yr 2 mo |
| Nov 2025 | Condominium | S$935,000 | 635 sqft | S$1,472 | 06-10 | 85 yr 2 mo |
| Nov 2025 | Condominium | S$888,000 | 549 sqft | S$1,618 | 06-10 | 85 yr 2 mo |
| Oct 2025 | Condominium | S$923,000 | 635 sqft | S$1,453 | 01-05 | 85 yr 3 mo |
| Sep 2025 | Condominium | S$965,000 | 635 sqft | S$1,520 | 11-15 | 85 yr 4 mo |
| Aug 2025 | Condominium | S$1,430,000 | 893 sqft | S$1,601 | 01-05 | 85 yr 5 mo |
| Aug 2025 | Condominium | S$950,000 | 689 sqft | S$1,379 | 06-10 | 85 yr 5 mo |
| Aug 2025 | Condominium | S$916,000 | 581 sqft | S$1,576 | 06-10 | 85 yr 5 mo |
| Jul 2025 | Condominium | S$1,580,000 | 1,023 sqft | S$1,545 | 01-05 | 85 yr 6 mo |
| Jul 2025 | Condominium | S$958,888 | 635 sqft | S$1,510 | 11-15 | 85 yr 6 mo |
| Jul 2025 | Condominium | S$948,888 | 592 sqft | S$1,603 | 06-10 | 85 yr 6 mo |
| Jul 2025 | Condominium | S$929,000 | 592 sqft | S$1,569 | 11-15 | 85 yr 6 mo |
Showing the 40 most recent of 202 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Bedok Court
S$1,057
+5.3%7 sales6.7% yield
Grandeur Park Residences
S$2,025
+3.1%35 sales3.3% yield
Tanah Merah Mansion
S$1,178
+2.9%1 sales4.6% yield
Landed Housing Development
S$3,423
+173.8%2 sales1.4% yield
Eastern Grove
S$2,070
+14.0%1 sales1.8% yield
Landed Housing Development
S$2,270
+49.7%1 sales1.5% yield
Parbury Hill Condominium
S$1,705
-2.6%8 sales3.3% yield
Landed Housing Development
S$2,333
+1.6%1 sales1.9% 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.