Overview & Key Facts
BEDOK COURT is a 99 yrs lease commencing from 1982 condominium at BEDOK SOUTH AVENUE 3 in District 16 (OCR), developed by BEDOKVILLE DEVELOPMENT PTE LTD, comprising 280 units, completed in 1985.
Location & Connectivity
BEDOK COURT is approximately 530m from Bedok South MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Bedok South | Thomson-East Coast Line | 530m |
| Tanah Merah | East-West Line | 580m |
| Sungei Bedok | Thomson-East Coast Line | 980m |
| Bayshore | Thomson-East Coast Line | 990m |
Schools & Education
14 schools within 2 km (8 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Yu Neng Primary School | Primary | 130m |
| Bedok Green Primary School | Primary | 410m |
| Bedok South Secondary School | Secondary | 500m |
| Bedok View Secondary School | Secondary | 610m |
| Opera Estate Primary School | Primary | 630m |
| Bedok North Secondary School | Secondary | 630m |
| Fengshan Primary School | Primary | 760m |
| Ping Yi Secondary School | Secondary | 1 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 6 | $1,033 psf | $1,218,833 |
| 4 BR | 4 | $979 psf | $1,697,000 |
| 5+ BR | 37 | $967 psf | $2,252,021 |
Market Position
BEDOK COURT has recorded 47 sales at an average price of $2,072,889.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at BEDOK COURT typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 3 BR | $4,999/mo | $1,218,833 | 4.92% |
| 4 BR | $7,780/mo | $1,697,000 | 5.50% |
Loading chart data...
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3 | $867 psf | — |
| 2022 | 8 | $925 psf | ↑ 6.7% |
| 2023 | 10 | $1,004 psf | ↑ 8.5% |
| 2024 | 10 | $972 psf | ↓ 3.2% |
| 2025 | 14 | $1,008 psf | ↑ 3.8% |
| 2026 | 2 | $1,019 psf | ↑ 1.1% |
Loading chart data...
BEDOK COURT prices sit at a fresh series high after a 1.1% gain on the prior period, now 17.5% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 16 reads 130.8 as of June 2026 — up 7.1% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
Loading chart data...
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PINERY RESIDENCES | 99 years leasehold | $2,551 psf | 551 |
| VELA BAY | 99 years leasehold | $2,869 psf | 371 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | $2,085 psf | 270 |
| THE BAYSHORE | 99-year leasehold | $1,237 psf | 251 |
| THE GLADES | 99 yrs lease commencing from 2013 | $1,615 psf | 230 |
Lease Analysis
With 55 years remaining on its 99-year lease, buyers should note CPF usage and loan tenure may be restricted.
What Could Work Against You
- With roughly 55 years left on the lease, financing restrictions begin to bite: CPF usage tightens and banks trim loan tenures, which shrinks the future buyer pool.
- Only 6 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- Completed in 1985, the development is over 41 years old — budget for rising maintenance, dated M&E systems, and the possibility that value increasingly rests on en-bloc potential rather than the units themselves.
Best suited for
Who This Actually Suits
The profile fits families with young children, car-owning households and en-bloc speculators best. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For empty nesters / downsizers and sports / active lifestyle, it can work — but weigh the trade-offs before committing.
It is a weaker fit for yield-focused investors, long-term hold (10+ yr) and cpf-only buyers — other options likely serve them better. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
BEDOK COURT is a 99 yrs lease commencing from 1982 development in District 16 (OCR), with 280 units, offering a gross yield of 2.7%.
At ~$1,009 psf, it represents a competitive entry point in the OCR segment.
Explore the full BEDOK COURT dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BEDOK COURT against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for BEDOK COURT?
Is BEDOK COURT freehold?
What is the rental yield for BEDOK COURT?
Which MRT is nearest to BEDOK COURT?
Sources & Next Steps
- BEDOK COURT Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) — District 16 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 47 transactions
- Rental data: 119 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 47 records analysed · Source: URA private-sale caveats