BEDOK GROVE is a freehold development along BEDOK PLACE in District 16 (Bedok / Upper East Coast), part of the OCR segment of Singapore's private residential market. The project comprises 41 units and is an established secondary-market project.
This profile draws on 3 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 GROVE 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 3 sales and 16 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BEDOK GROVE dashboard.
- Average sale price: $3,646,419 across 3 transactions
- Estimated gross rental yield: 2.2%
- District 16 PSF ranking: Premium tier (top 9%)
- Freehold tenure · OCR · D16 · 41 units
About BEDOK GROVE
BEDOK GROVE is a freehold condominium, located at BEDOK PLACE in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by HO LEE INVESTMENT PTE LTD & SOUND LIFE CENTRE PTE LTD, comprising 41 residential units.
As a freehold property, BEDOK GROVE does not face lease decay concerns.
Sales Market Overview
BEDOK GROVE has recorded 3 sale transactions with an average transaction price of $3,646,419, ranging from $3,600,000 to $3,686,253.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $2,063 psf | $3,646,419 | — |
BEDOK GROVE ranks in the top 9% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, BEDOK GROVE trades 33.1% above the segment benchmark.
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Rental Market Overview
BEDOK GROVE has recorded 16 rental transactions with monthly rents averaging $6,758/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 16 | $6,758/mo | $5,800/mo | $8,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 4 | $5,907/mo |
| 2022 | 4 | $6,863/mo |
| 2023 | 3 | $7,833/mo |
| 2024 | 2 | $6,575/mo |
| 2025 | 2 | $7,200/mo |
| 2026 | 1 | $6,000/mo |
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Investment Analysis
Based on average rents and sale prices, BEDOK GROVE delivers an estimated gross rental yield of 2.2%. 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 GROVE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BEDOK GROVE
- Sungei Bedok MRT
- Tanah Merah MRT
- Bedok South MRT
- Expo MRT
- Expo MRT
- Bedok View Secondary School
- Fengshan Primary School
- Ping Yi Secondary School
Nearby MRT Stations
BEDOK GROVE is 130m from Sungei Bedok MRT (Thomson-East Coast Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Sungei Bedok | TE31 | Thomson-East Coast Line | 130m |
| Tanah Merah | EW4 | East-West Line | 790m |
| Bedok South | TE30 | Thomson-East Coast Line | 1.2 km |
| Expo | CG1 | East-West Line | 1.4 km |
| Expo | DT35 | Downtown Line | 1.4 km |
Nearby Schools
There are 11 schools within 2 km of BEDOK GROVE, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bedok View Secondary School | Secondary | 410m |
| Fengshan Primary School | Primary | 510m |
| Ping Yi Secondary School | Secondary | 530m |
| Bedok Green Primary School | Primary | 710m |
| Yu Neng Primary School | Primary | 930m |
| Park View Primary School | Primary | 1.1 km |
| Bedok South Secondary School | Secondary | 1.2 km |
| Bedok North Secondary School | Secondary | 1.2 km |
| Casuarina Primary School | Primary | 1.5 km |
| Opera Estate Primary School | Primary | 1.6 km |
| Overseas Family School | International | 1.9 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Sungei Bedok sits about 0.13km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 41 units, BEDOK GROVE keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Bedok View Secondary School sits about 0.41km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 3 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
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": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"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": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: BEDOK GROVE combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 3 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 GROVE?
What is the rental yield for BEDOK GROVE?
Is BEDOK GROVE freehold or leasehold?
How far is the nearest MRT from BEDOK GROVE?
What is the tenure of BEDOK GROVE?
How does BEDOK GROVE compare to other projects in the district?
What stamp duty applies for a foreign buyer of BEDOK GROVE?
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 analysed
- Rental data: 16 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 GROVE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.