Bedok Residences occupies one of the most strategically advantageous addresses in Singapore’s eastern residential belt: directly atop Bedok MRT station (EW5, East West Line) and seamlessly integrated with Bedok Mall and the Bedok Bus Interchange. Developed by CapitaLand’s Brilliance Residential arm and completed in June 2015, the 583-unit, 99-year leasehold development spread across eight 15-storey towers set the template for what true transit-oriented living looks like in an Outside Central Region (OCR) setting. More than a decade after its VIP launch — where over 60 percent of units were snapped up on a single November 2011 day — Bedok Residences continues to command attention from upgraders, rental investors, and long-horizon owner-occupiers who value the rare luxury of stepping off a train and being home within minutes, without ever passing through rain or traffic. This review examines what makes the development compelling in 2026, where its risk factors sit, and for which buyer profiles it delivers the strongest return on investment.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 16 — encompassing Bedok, Upper East Coast, Eastwood, and Kew Drive — is one of Singapore’s most mature residential estates, characterised by deep HDB heritage, a loyal owner demographic, and above-average school catchment density. The Bedok planning area alone houses over 280,000 residents, generating consistent rental demand from the substantial expatriate and PMET workforce in Changi Business Park, Singapore Expo, and the broader East logistics corridor. Bedok MRT station (EW5) is among the highest-throughput stations in the eastern segment of the EWL, feeding commuters toward the CBD via Paya Lebar interchange and across to Changi Airport two stops east.
Singapore’s Urban Redevelopment Authority (URA) transaction records show that Bedok Residences achieved a two-year price appreciation of approximately 19.5 percent against a District 16 average of around 10.0 percent over the same window, a premium that market observers attribute primarily to the integrated transport connectivity that no competing development in the district can replicate. Recent resale caveats logged between October and November 2025 ranged from S$1,442 psf on the lower end to S$2,035 psf for higher-floor, pool-facing units, with an average hovering around S$1,834 psf — a significant uplift from the original launch price band of approximately S$1,100–S$1,300 psf. That spread of roughly 40–50 percent capital gain over roughly ten years of hold is the lived reality for early buyers, and it validates CapitaLand’s thesis that integrated mixed-use developments command sustainable price premiums in mature heartland nodes.
We track 118 sales and 1235 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BEDOK RESIDENCES dashboard.
- Average sale price: $1,603,283 across 118 transactions
- Estimated gross rental yield: 3.0%
- District 16 PSF ranking: Premium tier (top 22%)
- 99 yrs lease commencing from 2011 · OCR · D16 · 583 units
About BEDOK RESIDENCES
BEDOK RESIDENCES is a 99 yrs lease commencing from 2011 condominium, located at BEDOK NORTH DRIVE in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by BRILLIANCE RESIDENTIAL (1) PTE LTD, comprising 583 residential units, completed in 2015.
With approximately 84 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BEDOK RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 35 | $1,721 psf | $999,028 |
| 2 BR | 35 | $1,685 psf | $1,455,511 |
| 3 BR | 28 | $1,552 psf | $1,784,206 |
| 4 BR | 16 | $1,617 psf | $2,423,799 |
| 5+ BR | 4 | $1,341 psf | $3,635,000 |
Sales Market Overview
BEDOK RESIDENCES has recorded 118 sale transactions with an average transaction price of $1,603,283, ranging from $845,000 to $4,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 35 | $1,500 psf | $1,436,968 | — |
| 2022 | 22 | $1,559 psf | $1,502,222 | ↑ 3.9% |
| 2023 | 20 | $1,651 psf | $1,662,000 | ↑ 5.9% |
| 2024 | 14 | $1,745 psf | $1,726,619 | ↑ 5.7% |
| 2025 | 23 | $1,862 psf | $1,672,913 | ↑ 6.7% |
| 2026 | 4 | $1,712 psf | $2,488,750 | ↓ 8.0% |
BEDOK RESIDENCES ranks in the top 22% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, BEDOK RESIDENCES trades 6% above the segment benchmark.
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Rental Market Overview
BEDOK RESIDENCES has recorded 1235 rental transactions with monthly rents averaging $4,048/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 503 | $3,264/mo | $2,250/mo | $4,700/mo |
| 2 BR | 465 | $4,078/mo | $2,500/mo | $5,500/mo |
| 3 BR | 218 | $5,230/mo | $3,200/mo | $7,600/mo |
| 4 BR | 49 | $6,548/mo | $4,200/mo | $9,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 225 | $3,194/mo |
| 2022 | 261 | $3,775/mo |
| 2023 | 241 | $4,440/mo |
| 2024 | 233 | $4,396/mo |
| 2025 | 217 | $4,345/mo |
| 2026 | 58 | $4,442/mo |
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Investment Analysis
Based on average rents and sale prices, BEDOK RESIDENCES delivers an estimated gross rental yield of 3.0%. This is above the Singapore-wide benchmark of approximately 3%.
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 RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BEDOK RESIDENCES
- Bedok MRT
- Bedok Reservoir MRT
- Temasek Primary School
- Temasek Junior College
- Opera Estate Primary School
Nearby MRT Stations
BEDOK RESIDENCES is 150m from Bedok MRT (East-West Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bedok | EW5 | East-West Line | 150m |
| Bedok Reservoir | DT30 | Downtown Line | 1.3 km |
Nearby Schools
There are 13 schools within 2 km of BEDOK RESIDENCES, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Temasek Primary School | Primary | 200m |
| Temasek Junior College | Jc | 320m |
| Opera Estate Primary School | Primary | 1.1 km |
| Dunman High School | Secondary | 1.1 km |
| Dunman High School (JC) | Jc | 1.1 km |
| Bedok North Secondary School | Secondary | 1.4 km |
| Casuarina Primary School | Primary | 1.6 km |
| East Coast Primary School | Primary | 1.6 km |
| Global Indian International School (GIIS East Coast) | International | 1.6 km |
| Chung Cheng High School (Main) | Secondary | 1.7 km |
| Yu Neng Primary School | Primary | 1.8 km |
| Bedok Green Primary School | Primary | 1.9 km |
Unrivalled integrated connectivity. The flagship differentiator of Bedok Residences is the seamless, covered connection from your lobby to Bedok MRT (EW5), Bedok Mall (three retail floors), and the air-conditioned Bedok Bus Interchange — all without stepping outdoors. Bedok MRT opened in 1989 and remains one of the anchor stations of the East West Line, placing residents 20–22 minutes from Raffles Place and less than 15 minutes from Paya Lebar, which itself connects to the Circle Line. Heartbeat@Bedok, the multi-agency community hub adjacent to the interchange and completed in 2017, adds a public library (Bedok Public Library), a community club, a sports hall, polyclinic, and over 30 retail and F&B outlets — a rare concentration of civic amenities within a five-minute walk of one’s front door.
Bedok Mall retail immersion. The three-storey Bedok Mall, which opened in December 2013 and is linked to the development at Basement 2, hosts anchor tenants spanning grocery (NTUC FairPrice), cinema (Cathay), food courts, medical clinics, and specialty fashion. Residents benefit from in-building retail without the noise and footfall intrusion typical of shop-front developments, since the residential towers sit on a podium above the commercial levels, delivering quiet above and convenience below.
Sustained price outperformance. A 19.5 percent two-year price uplift versus the district average of 10 percent represents nearly double the pace of peers. With 583 units and 118 recorded resale transactions since completion, the development maintains healthy secondary market liquidity, reducing the risk of a buyer being trapped in an illiquid asset. The per-square-foot band of S$1,442–S$2,035 across all unit types in recent caveat data provides buyers clear price discovery benchmarks when negotiating.
School catchment quality. Bedok North Primary School, Bedok Green Primary, Anglican High School, and Temasek Secondary are all within the 1–2 km primary school registration radius, making this development highly attractive to families with school-age children — a structural driver of both resale demand and rental premiums in Singapore’s proximity-allocation education system.
Developer pedigree and build quality. CapitaLand (via Brilliance Residential) is one of Singapore’s largest and most regulated developers. The development received positive buyer reviews for its thoughtful layout design, with bay windows, large master bathrooms, and a resort-style pool deck. Its 4.3-star rating across 174 independent reviews underscores above-average resident satisfaction a decade into occupation — an indicator of durable build quality rather than honeymoon-period sentiment.
99-year leasehold with tenure clock running. Bedok Residences commenced its 99-year lease in 2011, meaning roughly 85 years remain as of 2026. While this remains well above the thresholds — typically 60–70 years remaining — at which CPF usage restrictions and bank LTV tightening begin to bite, buyers with a long hold horizon of 20–30 years should model the lease decay impact on exit proceeds. A unit purchased today at S$1.8m with 85 years on the lease may face financing friction when only 60 years remain around 2051, constraining the buyer pool and compressing exit multiples. The Lease Decay Calculator and Mortgage Calculator are useful tools for stress-testing different hold durations.
Gross rental yield below OCR benchmarks. Bedok Residences recorded an estimated gross yield of approximately 3.22 percent, which sits marginally below the District 16 average of 3.23 percent and meaningfully below the broader OCR average of 4.5–5.5 percent for leasehold condominiums. Investors seeking strong cash-on-cash returns may find other OCR opportunities more attractive. The premium paid for the MRT integration is partly borne by yield compression — a classic capital-appreciation-versus-yield trade-off. Run the numbers with the Cash Flow Calculator before committing.
Unit size limitations in smaller formats. Smaller one- and two-bedroom units at Bedok Residences can feel compact relative to contemporary D16 launches, which have benefited from evolving unit-size guidelines. Tenants and owner-occupiers increasingly compare against newer launches in the east with more generous internal layouts, creating a potential long-term obsolescence risk for the smallest format units.
Mall noise and footfall adjacency. Proximity to one of the busiest transport interchanges in eastern Singapore means lower-floor units facing the mall or bus interchange can experience elevated ambient noise levels, particularly during peak commuting hours. Due diligence on facing, stack, and floor level is critical before committing to a specific unit.
[
{
"persona": "HDB Upgrader (East Singapore Family)",
"fit_color": "green",
"reason": "The integrated transit-mall lifestyle is a massive quality-of-life step up from a resale HDB without requiring a move away from established family networks, school catchments, and east-side community ties. The S$1.6–2.1m resale price range is accessible for a couple decoupling CPF OA savings from an existing flat. Use the <a href=\"/calculator/decoupling\" target=\"_self\">Decoupling Calculator</a> and <a href=\"/calculator/stamp-duty\" target=\"_self\">Stamp Duty Calculator</a> to model the transition cost."
},
{
"persona": "Long-Term Buy-to-Let Investor (Singapore Citizen)",
"fit_color": "yellow",
"reason": "Steady rental demand from Changi Business Park and east-corridor expats supports occupancy rates, but the 3.22 percent gross yield requires careful financing to achieve positive cash flow. Strong capital appreciation upside (19.5 percent two-year gain) partially compensates. Best suited to investors prioritising total return over current yield, with a minimum five-year hold. Stress-test assumptions with the <a href=\"/calculator/roi\" target=\"_self\">ROI Calculator</a>."
},
{
"persona": "Car-lite Professional Couple (CBD Commuters)",
"fit_color": "green",
"reason": "The direct-MRT lifestyle is transformative for two-income households relying on the East West Line for CBD commutes. Eliminating a second car saves S$1,200–1,800 per month, materially improving affordability math. Bedok MRT to Raffles Place runs roughly 22 minutes on the EWL. The integrated mall eliminates daily errand trips. Strongly recommended profile."
},
{
"persona": "Foreign Investor (Non-PR)",
"fit_color": "red",
"reason": "The 60 percent Additional Buyer’s Stamp Duty (ABSD) for foreigners purchasing a first residential property in Singapore means the entry cost is prohibitive. The 3.22 percent gross yield cannot service the ABSD overhead within any reasonable investment horizon. Foreigners should explore commercial assets or defer to their licensed adviser. Review total acquisition cost with the <a href=\"/calculator/total-cost\" target=\"_self\">Total Cost Calculator</a> and <a href=\"/calculator/affordability\" target=\"_self\">Affordability Calculator</a>."
},
{
"persona": "Retiree Downsizer (Silver Household)",
"fit_color": "green",
"reason": "Heartbeat@Bedok’s polyclinic, library, sports hall, and senior activity centre — all within a 5-minute covered walk — make Bedok Residences one of the most ‘age-ready’ private condo addresses in the east. Barrier-free MRT access, comprehensive F&B variety at Bedok Mall, and proximity to Bedok Interchange bus services reduce dependence on a car. A sensible silver-household destination for those monetising a larger landed or HDB property."
},
{
"persona": "Short-Term Speculative Flipper",
"fit_color": "yellow",
"reason": "Resale volumes are healthy at approximately 118 recorded transactions, providing exit liquidity. However, the Seller’s Stamp Duty (SSD) regime — 12 percent in year one, 8 percent in year two, 4 percent in year three — and relatively thin bid-ask spreads at current PSF levels compress speculative margins. Integrated flagship assets tend to hold value steadily rather than spike-and-retreat, which dampens short-cycle flip returns. The <a href=\"/calculator/stamp-duty\" target=\"_self\">Stamp Duty Calculator</a> will quantify the SSD drag clearly."
}
]
Bedok Residences earns its reputation as the benchmark integrated mixed-use development in Singapore’s east. The combination of direct Bedok MRT (EWL) access, Bedok Mall retail immersion, Heartbeat@Bedok civic amenities, and CapitaLand’s build quality produces a lifestyle proposition that no other D16 private residential development fully matches. For families, car-lite professionals, and retirees who prize daily convenience and EWL connectivity over raw yield, this is an excellent long-term home. The 19.5 percent two-year price outperformance against the district average is a credible data signal — not noise — and reflects genuine scarcity value: there are very few plots in Singapore where you can walk from your bedroom to an MRT platform, a supermarket, a polyclinic, a public library, and a cinema without touching open air. The lease decay trajectory from 2011 remains manageable within a 10–15 year investment horizon, and secondary market liquidity is robust. Yield-focused investors should cross-reference against District 16’s broader rental landscape and use the Cash Flow Calculator to confirm positive carry at their intended loan quantum. Overall, Bedok Residences merits a strong recommendation for the right buyer profiles — particularly upgraders and owner-occupiers — with a measured, eyes-open approach to lease tenure and yield expectations for pure investors.
FAQ
What is the average price for BEDOK RESIDENCES?
What is the rental yield for BEDOK RESIDENCES?
Is BEDOK RESIDENCES freehold or leasehold?
Is Bedok Residences directly connected to Bedok MRT station?
Yes. Bedok Residences is part of Singapore’s first fully integrated retail-residential-transport development, with a covered, barrier-free link to Bedok MRT station (EW5, East West Line) via Bedok Mall’s Basement 2. Residents can commute to Raffles Place in approximately 22 minutes on the EWL without stepping outdoors.
What amenities are within walking distance of Bedok Residences?
Residents have direct covered access to Bedok Mall (grocery, cinema, F&B, fashion), Bedok Bus Interchange, and Bedok MRT. Heartbeat@Bedok — a community hub approximately a five-minute walk away — houses a public library, community club, sports hall with swimming pool, polyclinic, and over 30 retail and dining outlets. Bedok Town Centre’s hawker centres, wet markets, and neighbourhood coffeeshops are a short stroll in multiple directions, making this one of the most comprehensively served private residential addresses in the east.
How does Bedok Residences compare to other condos in District 16?
Bedok Residences outperformed the district average on two-year price appreciation by roughly double — 19.5 percent versus 10.0 percent — a differential that market analysts consistently attribute to its integrated MRT-mall positioning, which no competing D16 development replicates. Other D16 condos such as Eastwood Regency, Costa del Sol, and newer launches closer to Tanah Merah offer alternatives with longer leases or different unit-size profiles, but none match the transport and retail integration. The Property Comparison tool allows side-by-side analysis of specific developments across price, yield, and proximity metrics.
What are the stamp duty costs for purchasing a unit at Bedok Residences in 2026?
Stamp duty costs depend on your citizenship status and existing property ownership. For a Singapore Citizen buying a first property, only Buyer’s Stamp Duty (BSD) applies — calculated on the first S$180,000 at 1 percent, next S$180,000 at 2 percent, next S$640,000 at 3 percent, and the remainder at 4 percent. Permanent Residents buying a first property pay an additional 5 percent ABSD; Singapore Citizens buying a second property pay 20 percent ABSD; foreigners pay 60 percent ABSD on any purchase. At a typical transaction price of S$1.8m, BSD alone is approximately S$50,600. Use the Stamp Duty Calculator to generate a precise figure for your profile.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 118 transactions analysed
- Rental data: 1235 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
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