Overview & Key Facts
BEDOKVILLE is a 999 yrs lease commencing from 1878 condominium at JALAN LIMAU MANIS in District 16 (OCR), developed by .
Location & Connectivity
BEDOKVILLE is approximately 370m from Tanah Merah MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Tanah Merah | East-West Line | 370m |
| Sungei Bedok | Thomson-East Coast Line | 580m |
| Bedok South | Thomson-East Coast Line | 750m |
| Bayshore | Thomson-East Coast Line | 1.4 km |
Schools & Education
12 schools within 2 km (7 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Bedok Green Primary School | Primary | 170m |
| Bedok View Secondary School | Secondary | 190m |
| Yu Neng Primary School | Primary | 370m |
| Fengshan Primary School | Primary | 370m |
| Ping Yi Secondary School | Secondary | 610m |
| Bedok North Secondary School | Secondary | 730m |
| Bedok South Secondary School | Secondary | 740m |
| Opera Estate Primary School | Primary | 1 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 1 | $2,226 psf | $3,900,000 |
| 5+ BR | 18 | $1,387 psf | $5,109,361 |
Market Position
BEDOKVILLE has recorded 19 sales at an average price of $5,045,711.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 6 | $1,177 psf | — |
| 2022 | 1 | $1,240 psf | ↑ 5.3% |
| 2023 | 2 | $1,618 psf | ↑ 30.5% |
| 2024 | 3 | $1,690 psf | ↑ 4.5% |
| 2025 | 6 | $1,523 psf | ↓ 9.9% |
| 2026 | 1 | $1,450 psf | ↓ 4.8% |
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From the 2024 high, BEDOKVILLE prices have given back 14.2% — still 23.2% 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 |
What Could Work Against You
- With just 3 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
This is a strong match for families with young children, multi-generational families and freehold / generational hold. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
yield-focused investors and foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for short-term flippers (<5 yr) and resort facilities — other options likely serve them better. Recent vintage for buyers exploring the 3-5 year resale-arbitrage strategy.
Verdict
BEDOKVILLE is a 999 yrs lease commencing from 1878 development in District 16 (OCR), offering a gross yield of 1.5%.
At ~$1,513 psf, it represents a competitive entry point in the OCR segment.
Explore the full BEDOKVILLE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BEDOKVILLE against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for BEDOKVILLE?
Is BEDOKVILLE freehold?
What is the rental yield for BEDOKVILLE?
Which MRT is nearest to BEDOKVILLE?
Sources & Next Steps
- BEDOKVILLE 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: 19 transactions
- Rental data: 38 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Feb 2026 · 19 records analysed · Source: URA private-sale caveats