BEDOK RIA is a freehold development along BEDOK RIA CRESCENT in District 16 (Bedok / Upper East Coast), part of the OCR segment of Singapore's private residential market. The project comprises 178 units and is TOP 1993.
This profile draws on 18 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 RIA 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 18 sales and 41 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BEDOK RIA dashboard.
- Average sale price: $4,254,667 across 18 transactions
- Estimated gross rental yield: 1.7%
- District 16 PSF ranking: Premium tier (top 10%)
- Freehold tenure · OCR · D16 · 178 units
About BEDOK RIA
BEDOK RIA is a freehold condominium, located at BEDOK RIA CRESCENT in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by HO LEE INVESTMENT PTE LTD (FAR EAST ORGANIZATION), comprising 178 residential units, completed in 1993.
As a freehold property, BEDOK RIA does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BEDOK RIA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 10 | $2,139 psf | $3,786,600 |
| 5+ BR | 8 | $1,475 psf | $4,839,750 |
Sales Market Overview
BEDOK RIA has recorded 18 sale transactions with an average transaction price of $4,254,667, ranging from $2,728,000 to $6,138,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,417 psf | $3,269,333 | — |
| 2023 | 1 | $2,091 psf | $3,700,000 | ↑ 47.6% |
| 2024 | 6 | $1,838 psf | $4,398,333 | ↓ 12.1% |
| 2025 | 5 | $1,913 psf | $4,359,600 | ↑ 4.1% |
| 2026 | 3 | $2,083 psf | $4,962,667 | ↑ 8.9% |
BEDOK RIA ranks in the top 10% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, BEDOK RIA trades 19% above the segment benchmark.
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Rental Market Overview
BEDOK RIA has recorded 41 rental transactions with monthly rents averaging $6,095/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 41 | $6,095/mo | $3,800/mo | $12,700/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 7 | $5,271/mo |
| 2022 | 9 | $5,772/mo |
| 2023 | 7 | $6,300/mo |
| 2024 | 9 | $6,122/mo |
| 2025 | 7 | $7,050/mo |
| 2026 | 2 | $6,250/mo |
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Investment Analysis
Based on average rents and sale prices, BEDOK RIA delivers an estimated gross rental yield of 1.7%. 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 RIA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BEDOK RIA
- Sungei Bedok MRT
- Tanah Merah MRT
- Bedok South MRT
- Expo MRT
- Expo MRT
- Ping Yi Secondary School
- Fengshan Primary School
- Bedok View Secondary School
Nearby MRT Stations
BEDOK RIA is 270m 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 | 270m |
| Tanah Merah | EW4 | East-West Line | 760m |
| Bedok South | TE30 | Thomson-East Coast Line | 1.3 km |
| Expo | CG1 | East-West Line | 1.3 km |
| Expo | DT35 | Downtown Line | 1.3 km |
Nearby Schools
There are 11 schools within 2 km of BEDOK RIA, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Ping Yi Secondary School | Secondary | 430m |
| Fengshan Primary School | Primary | 460m |
| Bedok View Secondary School | Secondary | 460m |
| Bedok Green Primary School | Primary | 720m |
| Park View Primary School | Primary | 930m |
| Yu Neng Primary School | Primary | 990m |
| Bedok North Secondary School | Secondary | 1.2 km |
| Bedok South Secondary School | Secondary | 1.3 km |
| Casuarina Primary School | Primary | 1.4 km |
| Opera Estate Primary School | Primary | 1.7 km |
| Singapore University of Technology and Design | Tertiary | 2.0 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 0.27km 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. Ping Yi Secondary School sits about 0.43km 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 18 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 RIA 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. 18 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 RIA?
What is the rental yield for BEDOK RIA?
Is BEDOK RIA freehold or leasehold?
How far is the nearest MRT from BEDOK RIA?
What is the tenure of BEDOK RIA?
How does BEDOK RIA compare to other projects in the district?
What stamp duty applies for a foreign buyer of BEDOK RIA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 18 transactions analysed
- Rental data: 41 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 RIA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.