BEDOK PARK is a freehold development along LIMAU GARDEN in District 16 (Bedok / Upper East Coast), part of the OCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
This profile draws on 6 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 PARK 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 6 sales and 19 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BEDOK PARK dashboard.
- Average sale price: $4,833,000 across 6 transactions
- Estimated gross rental yield: 1.3%
- District 16 PSF ranking: Above average (top 30%)
- Freehold tenure · OCR · D16
About BEDOK PARK
BEDOK PARK is a freehold condominium, located at LIMAU GARDEN in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region).
As a freehold property, BEDOK PARK does not face lease decay concerns.
Sales Market Overview
BEDOK PARK has recorded 6 sale transactions with an average transaction price of $4,833,000, ranging from $3,780,000 to $5,380,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 2 | $1,413 psf | $4,569,000 | — |
| 2024 | 1 | $1,577 psf | $5,380,000 | ↑ 11.6% |
| 2025 | 3 | $1,611 psf | $4,826,667 | ↑ 2.2% |
BEDOK PARK ranks in the top 30% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, BEDOK PARK trades 0.7% below the segment benchmark.
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Rental Market Overview
BEDOK PARK has recorded 19 rental transactions with monthly rents averaging $5,221/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 19 | $5,221/mo | $2,700/mo | $9,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 3 | $2,967/mo |
| 2022 | 5 | $6,120/mo |
| 2023 | 4 | $5,175/mo |
| 2024 | 5 | $5,760/mo |
| 2025 | 2 | $5,100/mo |
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Investment Analysis
Based on average rents and sale prices, BEDOK PARK delivers an estimated gross rental yield of 1.3%. 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 PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BEDOK PARK
- Sungei Bedok MRT
- Bedok South MRT
- Tanah Merah MRT
- Bayshore MRT
- Bedok View Secondary School
- Yu Neng Primary School
- Bedok Green Primary School
Nearby MRT Stations
BEDOK PARK is 460m from Sungei Bedok MRT (Thomson-East Coast Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Sungei Bedok | TE31 | Thomson-East Coast Line | 460m |
| Bedok South | TE30 | Thomson-East Coast Line | 620m |
| Tanah Merah | EW4 | East-West Line | 730m |
| Bayshore | TE29 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 13 schools within 2 km of BEDOK PARK, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bedok View Secondary School | Secondary | 290m |
| Yu Neng Primary School | Primary | 480m |
| Bedok Green Primary School | Primary | 530m |
| Bedok South Secondary School | Secondary | 620m |
| Fengshan Primary School | Primary | 640m |
| Ping Yi Secondary School | Secondary | 830m |
| Bedok North Secondary School | Secondary | 1.1 km |
| Opera Estate Primary School | Primary | 1.2 km |
| Casuarina Primary School | Primary | 1.5 km |
| Park View Primary School | Primary | 1.6 km |
| Dunman High School | Secondary | 1.7 km |
| Dunman High School (JC) | Jc | 1.7 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 0.46km 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.
School-belt proximity. Bedok View Secondary School sits about 0.29km 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 6 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": "green",
"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 PARK 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. 6 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 PARK?
What is the rental yield for BEDOK PARK?
Is BEDOK PARK freehold or leasehold?
How far is the nearest MRT from BEDOK PARK?
What is the tenure of BEDOK PARK?
How does BEDOK PARK compare to other projects in the district?
What stamp duty applies for a foreign buyer of BEDOK PARK?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 6 transactions analysed
- Rental data: 19 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 PARK
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.