Lucky Hill
BEDOK RISE · D16
Median PSF · 12m
S$2,107
Median price · 12m
S$3.99M
Latest sale
S$3.99M
May 2026
1-year change
-2.8%
Sales · 12m
3
16 all time
Gross yield
1.88%
no rental data
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
- +149.0%
- Annualised
- +35.5%
- Transactions
- 16
- 1 year
- -2.8%
- 3 years p.a.
- +9.8%
- 5 years p.a.
- —
- Median size
- 1,887 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 | Lucky Hill | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$2,107 | S$2,472 | -14.8% |
| Median price | S$3.99M | S$2.03M | +96.6% |
| Gross rental yield | 1.88% | 2.81% | -0.9 pts |
| 1-year price change | -2.8% | +55.8% | -58.7 pts |
This development trades about 15% below the D16 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
No rental contracts have been recorded here in the last 12 months, so a yield cannot be measured for this development.
Investment analysis
Investment score 61 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
61/100
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.
- Price momentumweight 18%90
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%80
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tanah Merah Interchange MRT at 200 m.
- Liquidityweight 15%78
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%62
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%51
How its median price per square foot compares with its own district.
- Rental yieldweight 20%19
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 MRT200 m
- Tanah Merah MRT300 m
- Bedok South MRT1.1 km
- Sungei Bedok MRT1.2 km
Schools within 2 km
- Bedok South Secondary Schoolsecondary (s1-s5)320 m
- Bedok View Secondary Schoolsecondary (s1-s5)560 m
- Anglican High Schoolsecondary (s1-s4)940 m
- Temasek Primary Schoolprimary1.0 km
- Temasek Secondary Schoolsecondary (s1-s5)1.2 km
- St. Anthony'S Canossian Secondary Schoolsecondary (s1-s5)1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units360 m
- BAGNALL HAUSRL Bagnall Pte Ltd113 units1.0 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 |
|---|---|---|---|---|---|---|
| May 2026 | Detached | S$10,680,000 | 5,069 sqft | S$2,107 | - | — |
| May 2026 | Terrace | S$3,990,000 | 1,689 sqft | S$2,363 | - | — |
| Nov 2025 | Terrace | S$3,700,000 | 1,896 sqft | S$1,952 | - | — |
| Jul 2025 | Terrace | S$3,600,000 | 1,680 sqft | S$2,143 | - | — |
| Apr 2025 | Terrace | S$3,700,000 | 1,686 sqft | S$2,195 | - | — |
| Jul 2024 | Terrace | S$4,100,000 | 1,851 sqft | S$2,215 | - | — |
| May 2024 | Terrace | S$3,680,000 | 1,821 sqft | S$2,021 | - | — |
| Aug 2023 | Terrace | S$4,400,000 | 2,763 sqft | S$1,592 | - | — |
| Mar 2023 | Terrace | S$5,150,000 | 1,948 sqft | S$2,643 | - | — |
| Feb 2023 | Terrace | S$4,280,000 | 3,457 sqft | S$1,238 | - | — |
| Jul 2022 | Terrace | S$3,840,000 | 1,847 sqft | S$2,079 | - | — |
| Jun 2022 | Terrace | S$3,620,000 | 1,878 sqft | S$1,927 | - | — |
| Mar 2022 | Terrace | S$3,600,000 | 1,805 sqft | S$1,994 | - | — |
| Feb 2022 | Detached | S$6,880,000 | 5,472 sqft | S$1,257 | - | — |
| Feb 2022 | Terrace | S$4,398,000 | 3,491 sqft | S$1,260 | - | — |
| Oct 2021 | Semi-detached | S$4,550,000 | 5,069 sqft | S$898 | - | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Landed Housing Development
S$1,449
—1 sales
The Glades
S$1,731
-1.9%34 sales3.7% yield
Landed Housing Development
S$1,576
+14.1%1 sales1.8% yield
Bedokville
S$1,498
+3.0%5 sales1.3% yield
Limau Villas
S$1,717
+48.5%2 sales2.5% yield
Siew Lim Park
S$158
-89.0%4 sales10.8% yield
Eastern Grove
S$2,070
+14.0%1 sales1.8% yield
Limau Park
S$1,515
—1 sales2.1% 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.