BEDOK COURT is a 55-year balance leasehold development along BEDOK SOUTH AVENUE 3 in District 16 (Bedok / Upper East Coast), part of the OCR segment of Singapore's private residential market. The project comprises 280 units and is TOP 1985.
This profile draws on 46 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 16 (Bedok / Upper East Coast), the immediate context for BEDOK COURT is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 46 sales and 112 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BEDOK COURT dashboard.
- Average sale price: $2,080,995 across 46 transactions
- Estimated gross rental yield: 2.6%
- District 16 PSF ranking: Value tier (top 91%)
- 99 yrs lease commencing from 1982 · OCR · D16 · 280 units
About BEDOK COURT
BEDOK COURT is a 99 yrs lease commencing from 1982 condominium, located at BEDOK SOUTH AVENUE 3 in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by BEDOKVILLE DEVELOPMENT PTE LTD, comprising 280 residential units, completed in 1985.
With approximately 55 years remaining on its 99-year lease, CPF usage and maximum loan tenure may be restricted.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BEDOK COURT:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 6 | $1,033 psf | $1,218,833 |
| 4 BR | 3 | $979 psf | $1,696,000 |
| 5+ BR | 37 | $967 psf | $2,252,021 |
Sales Market Overview
BEDOK COURT has recorded 46 sale transactions with an average transaction price of $2,080,995, ranging from $1,138,000 to $2,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $867 psf | $1,950,000 | — |
| 2022 | 8 | $925 psf | $2,031,861 | ↑ 6.7% |
| 2023 | 10 | $1,004 psf | $1,932,000 | ↑ 8.5% |
| 2024 | 10 | $972 psf | $2,274,389 | ↓ 3.2% |
| 2025 | 14 | $1,008 psf | $2,082,643 | ↑ 3.8% |
| 2026 | 1 | $1,057 psf | $2,399,998 | ↑ 4.8% |
BEDOK COURT ranks in the top 91% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, BEDOK COURT trades 37% below the segment benchmark.
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Rental Market Overview
BEDOK COURT has recorded 112 rental transactions with monthly rents averaging $4,566/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 23 | $2,946/mo | $1,850/mo | $4,000/mo |
| 2 BR | 11 | $4,023/mo | $2,450/mo | $5,700/mo |
| 3 BR | 74 | $4,968/mo | $3,200/mo | $6,888/mo |
| 4 BR | 4 | $7,950/mo | $5,500/mo | $11,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 24 | $3,413/mo |
| 2022 | 22 | $4,205/mo |
| 2023 | 19 | $4,965/mo |
| 2024 | 20 | $5,080/mo |
| 2025 | 25 | $5,380/mo |
| 2026 | 2 | $3,300/mo |
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Investment Analysis
Based on average rents and sale prices, BEDOK COURT delivers an estimated gross rental yield of 2.6%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 16
Side-by-side comparison against the most actively traded condos in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PINERY RESIDENCES | 99 years leasehold | — | $2,550 psf | 549 |
| VELA BAY | 99 years leasehold | — | $2,869 psf | 371 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 268 | $2,084 psf | 269 |
| THE BAYSHORE | 99-year leasehold | 1038 | $1,232 psf | 245 |
| THE GLADES | 99 yrs lease commencing from 2013 | 726 | $1,613 psf | 226 |
Location Map
Map shows BEDOK COURT (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BEDOK COURT
- Bedok South MRT
- Tanah Merah MRT
- Sungei Bedok MRT
- Bayshore MRT
- Yu Neng Primary School
- Bedok Green Primary School
- Bedok South Secondary School
Nearby MRT Stations
BEDOK COURT is 530m from Bedok South MRT (Thomson-East Coast Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bedok South | TE30 | Thomson-East Coast Line | 530m |
| Tanah Merah | EW4 | East-West Line | 580m |
| Sungei Bedok | TE31 | Thomson-East Coast Line | 980m |
| Bayshore | TE29 | Thomson-East Coast Line | 990m |
Nearby Schools
There are 14 schools within 2 km of BEDOK COURT, including 8 within the 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 | 1.0 km |
| Dunman High School | Secondary | 1.2 km |
| Dunman High School (JC) | Jc | 1.2 km |
| Casuarina Primary School | Primary | 1.2 km |
| Temasek Primary School | Primary | 1.8 km |
Walking-distance MRT. Bedok South is about 0.53km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Solid facilities scale. 280 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Yu Neng Primary School sits about 0.13km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 55 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: BEDOK COURT benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 46 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for BEDOK COURT?
What is the rental yield for BEDOK COURT?
Is BEDOK COURT freehold or leasehold?
How far is the nearest MRT from BEDOK COURT?
What is the tenure of BEDOK COURT?
How does BEDOK COURT compare to other projects in the district?
What stamp duty applies for a foreign buyer of BEDOK COURT?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 46 transactions analysed
- Rental data: 112 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for BEDOK COURT
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.