Overview & Key Facts
ENGLISH VILLAS is a freehold condominium at BEDOK RISE in District 16 (OCR), developed by .
Location & Connectivity
ENGLISH VILLAS is approximately 360m from Tanah Merah MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Tanah Merah | East-West Line | 360m |
| Sungei Bedok | Thomson-East Coast Line | 470m |
| Bedok South | Thomson-East Coast Line | 1 km |
Schools & Education
12 schools within 2 km (6 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Fengshan Primary School | Primary | 120m |
| Bedok View Secondary School | Secondary | 230m |
| Ping Yi Secondary School | Secondary | 320m |
| Bedok Green Primary School | Primary | 330m |
| Yu Neng Primary School | Primary | 660m |
| Bedok North Secondary School | Secondary | 820m |
| Bedok South Secondary School | Secondary | 1 km |
| Casuarina Primary School | Primary | 1.1 km |
Market Position
ENGLISH VILLAS has recorded 3 sales at an average price of $3,083,333.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $555 psf | — |
| 2025 | 1 | $512 psf | ↓ 7.8% |
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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
- Only 1 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.
Best suited for
Who This Actually Suits
The profile fits multi-generational families, mrt-walkable commuters, car-owning households and p1 school balloting families best. Larger unit configurations or dual-key layouts make this viable for 3-generation households.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
It is a weaker fit for yield-focused investors and short-term flippers (<5 yr) — other options likely serve them better. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
ENGLISH VILLAS is a freehold development in District 16 (OCR).
At ~$512 psf, it represents a competitive entry point in the OCR segment.
Explore the full ENGLISH VILLAS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing ENGLISH VILLAS against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for ENGLISH VILLAS?
Is ENGLISH VILLAS freehold?
What is the rental yield for ENGLISH VILLAS?
Which MRT is nearest to ENGLISH VILLAS?
Sources & Next Steps
- ENGLISH VILLAS 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: 3 transactions
- Rental data: 0 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Aug 2025 · 3 records analysed · Source: URA private-sale caveats