BEDOK SHOPPING COMPLEX is a 60 yrs lease commencing from 1977 development along BEDOK ROAD in District 16 (Bedok / Upper East Coast), part of the OCR segment of Singapore's private residential market. The project comprises 33 units and is an established secondary-market project.
This profile draws on 1 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 SHOPPING COMPLEX 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 1 sales and 51 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BEDOK SHOPPING COMPLEX dashboard.
- Average sale price: $340,000 across 1 transactions
- Estimated gross rental yield: 11.3%
- District 16 PSF ranking: Value tier (top 100%)
- 60 yrs lease commencing from 1977 · OCR · D16 · 33 units
About BEDOK SHOPPING COMPLEX
BEDOK SHOPPING COMPLEX is a 60 yrs lease commencing from 1977 condominium, located at BEDOK ROAD in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), comprising 33 residential units.
Sales Market Overview
BEDOK SHOPPING COMPLEX has recorded 1 sale transactions with an average transaction price of $340,000, ranging from $340,000 to $340,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $280 psf | $340,000 | — |
BEDOK SHOPPING COMPLEX ranks in the top 100% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, BEDOK SHOPPING COMPLEX trades 82% below the segment benchmark.
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Rental Market Overview
BEDOK SHOPPING COMPLEX has recorded 51 rental transactions with monthly rents averaging $3,188/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 51 | $3,188/mo | $1,700/mo | $5,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 8 | $2,694/mo |
| 2022 | 10 | $2,818/mo |
| 2023 | 11 | $3,213/mo |
| 2024 | 7 | $3,243/mo |
| 2025 | 13 | $3,664/mo |
| 2026 | 2 | $3,600/mo |
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Investment Analysis
Based on average rents and sale prices, BEDOK SHOPPING COMPLEX delivers an estimated gross rental yield of 11.3%. This places it among the higher-yielding condos in Singapore.
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 SHOPPING COMPLEX (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BEDOK SHOPPING COMPLEX
- Tanah Merah MRT
- Sungei Bedok MRT
- Simei MRT
- Ping Yi Secondary School
- Fengshan Primary School
- Casuarina Primary School
Nearby MRT Stations
BEDOK SHOPPING COMPLEX is 500m from Tanah Merah MRT (East-West Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tanah Merah | EW4 | East-West Line | 500m |
| Sungei Bedok | TE31 | Thomson-East Coast Line | 980m |
| Simei | EW3 | East-West Line | 1.5 km |
Nearby Schools
There are 12 schools within 2 km of BEDOK SHOPPING COMPLEX, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Ping Yi Secondary School | Secondary | 350m |
| Fengshan Primary School | Primary | 450m |
| Casuarina Primary School | Primary | 680m |
| Bedok Green Primary School | Primary | 690m |
| Bedok North Secondary School | Secondary | 770m |
| Bedok View Secondary School | Secondary | 810m |
| Park View Primary School | Primary | 880m |
| Yu Neng Primary School | Primary | 1.1 km |
| Opera Estate Primary School | Primary | 1.4 km |
| Bedok South Secondary School | Secondary | 1.5 km |
| Changkat Primary School | Primary | 1.7 km |
| Tampines Meridian Junior College | Jc | 1.8 km |
Genuine walk-to-MRT access. Tanah Merah sits about 0.50km 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 33 units, BEDOK SHOPPING COMPLEX 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. Ping Yi Secondary School sits about 0.35km 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 1 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": "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": "amber",
"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 SHOPPING COMPLEX 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. 1 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 SHOPPING COMPLEX?
What is the rental yield for BEDOK SHOPPING COMPLEX?
Is BEDOK SHOPPING COMPLEX freehold or leasehold?
How far is the nearest MRT from BEDOK SHOPPING COMPLEX?
What is the tenure of BEDOK SHOPPING COMPLEX?
How does BEDOK SHOPPING COMPLEX compare to other projects in the district?
What stamp duty applies for a foreign buyer of BEDOK SHOPPING COMPLEX?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 1 transactions analysed
- Rental data: 51 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 SHOPPING COMPLEX
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.