Overview & Key Facts
BEDOK RESIDENCES is a 99 yrs lease commencing from 2011 condominium at BEDOK NORTH DRIVE in District 16 (OCR), developed by BRILLIANCE RESIDENTIAL (1) PTE LTD, comprising 583 units, completed in 2015.
Location & Connectivity
BEDOK RESIDENCES is approximately 150m from Bedok MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Bedok | East-West Line | 150m |
| Bedok Reservoir | Downtown Line | 1.3 km |
Schools & Education
13 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Temasek Primary School | Primary | 200m |
| Temasek Junior College | Jc | 320m |
| Opera Estate Primary School | Primary | 1.1 km |
| Dunman High School | Secondary | 1.1 km |
| Dunman High School (JC) | Jc | 1.1 km |
| Bedok North Secondary School | Secondary | 1.4 km |
| Casuarina Primary School | Primary | 1.6 km |
| East Coast Primary School | Primary | 1.6 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 36 | $1,733 psf | $1,012,389 |
| 2 BR | 35 | $1,685 psf | $1,455,511 |
| 3 BR | 28 | $1,552 psf | $1,784,206 |
| 4 BR | 16 | $1,617 psf | $2,423,799 |
| 5+ BR | 4 | $1,341 psf | $3,635,000 |
Market Position
BEDOK RESIDENCES has recorded 119 sales at an average price of $1,602,247.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at BEDOK RESIDENCES typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $3,275/mo | $1,012,389 | 3.88% |
| 2 BR | $4,091/mo | $1,455,511 | 3.37% |
| 3 BR | $5,260/mo | $1,784,206 | 3.54% |
| 4 BR | $6,548/mo | $2,423,799 | 3.24% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 35 | $1,500 psf | — |
| 2022 | 22 | $1,559 psf | ↑ 3.9% |
| 2023 | 20 | $1,651 psf | ↑ 5.9% |
| 2024 | 14 | $1,745 psf | ↑ 5.7% |
| 2025 | 23 | $1,862 psf | ↑ 6.7% |
| 2026 | 5 | $1,799 psf | ↓ 3.3% |
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From the 2025 high, BEDOK RESIDENCES prices have given back 3.3% — still 20.0% above the 2021 baseline.
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.
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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 84 years remaining on its 99-year lease, BEDOK RESIDENCES still qualifies for full bank financing and CPF usage.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, mrt-walkable commuters, cbd walking distance and yield-focused investors. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
It is a weaker fit for en-bloc speculators — other options likely serve them better. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
BEDOK RESIDENCES is a 99 yrs lease commencing from 2011 development in District 16 (OCR), with 583 units, offering a gross yield of 3.0%.
At ~$1,851 psf, it represents a competitive entry point in the OCR segment.
Explore the full BEDOK RESIDENCES dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BEDOK RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for BEDOK RESIDENCES?
Is BEDOK RESIDENCES freehold?
What is the rental yield for BEDOK RESIDENCES?
Which MRT is nearest to BEDOK RESIDENCES?
Sources & Next Steps
- BEDOK RESIDENCES 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: 119 transactions
- Rental data: 1285 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2026 · 119 records analysed · Source: URA private-sale caveats