BEDOKVILLE is a 999 yrs lease commencing from 1878 development along JALAN LIMAU MANIS 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 19 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 BEDOKVILLE 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 19 sales and 38 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BEDOKVILLE dashboard.
- Average sale price: $5,045,711 across 19 transactions
- Estimated gross rental yield: 1.5%
- District 16 PSF ranking: Above average (top 45%)
- 999 yrs lease commencing from 1878 · OCR · D16
About BEDOKVILLE
BEDOKVILLE is a 999 yrs lease commencing from 1878 condominium, located at JALAN LIMAU MANIS in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region).
Unit Mix Distribution
Transaction data breakdown by bedroom type at BEDOKVILLE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 1 | $2,226 psf | $3,900,000 |
| 5+ BR | 18 | $1,387 psf | $5,109,361 |
Sales Market Overview
BEDOKVILLE has recorded 19 sale transactions with an average transaction price of $5,045,711, ranging from $3,750,000 to $7,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $1,177 psf | $4,301,333 | — |
| 2022 | 1 | $1,240 psf | $4,980,000 | ↑ 5.3% |
| 2023 | 2 | $1,618 psf | $4,250,250 | ↑ 30.5% |
| 2024 | 3 | $1,690 psf | $5,090,000 | ↑ 4.5% |
| 2025 | 6 | $1,523 psf | $6,051,667 | ↓ 9.9% |
| 2026 | 1 | $1,450 psf | $5,000,000 | ↓ 4.8% |
BEDOKVILLE ranks in the top 45% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, BEDOKVILLE trades 7.6% below the segment benchmark.
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Rental Market Overview
BEDOKVILLE has recorded 38 rental transactions with monthly rents averaging $6,345/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 38 | $6,345/mo | $3,300/mo | $12,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 7 | $4,879/mo |
| 2022 | 5 | $5,910/mo |
| 2023 | 11 | $7,491/mo |
| 2024 | 6 | $6,800/mo |
| 2025 | 7 | $6,400/mo |
| 2026 | 2 | $4,700/mo |
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Investment Analysis
Based on average rents and sale prices, BEDOKVILLE delivers an estimated gross rental yield of 1.5%. 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 BEDOKVILLE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BEDOKVILLE
- Tanah Merah MRT
- Sungei Bedok MRT
- Bedok South MRT
- Bayshore MRT
- Bedok Green Primary School
- Bedok View Secondary School
- Yu Neng Primary School
Nearby MRT Stations
BEDOKVILLE is 370m from Tanah Merah MRT (East-West Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tanah Merah | EW4 | East-West Line | 370m |
| Sungei Bedok | TE31 | Thomson-East Coast Line | 580m |
| Bedok South | TE30 | Thomson-East Coast Line | 750m |
| Bayshore | TE29 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 12 schools within 2 km of BEDOKVILLE, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bedok Green Primary School | Primary | 170m |
| Bedok View Secondary School | Secondary | 190m |
| Yu Neng Primary School | Primary | 370m |
| Fengshan Primary School | Primary | 370m |
| Ping Yi Secondary School | Secondary | 610m |
| Bedok North Secondary School | Secondary | 730m |
| Bedok South Secondary School | Secondary | 740m |
| Opera Estate Primary School | Primary | 1.0 km |
| Casuarina Primary School | Primary | 1.2 km |
| Park View Primary School | Primary | 1.4 km |
| Dunman High School | Secondary | 1.6 km |
| Dunman High School (JC) | Jc | 1.6 km |
Genuine walk-to-MRT access. Tanah Merah sits about 0.37km 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 Green Primary School sits about 0.17km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Thin transaction history. With only 19 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": "green",
"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: BEDOKVILLE 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. 19 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 BEDOKVILLE?
What is the rental yield for BEDOKVILLE?
Is BEDOKVILLE freehold or leasehold?
How far is the nearest MRT from BEDOKVILLE?
What is the tenure of BEDOKVILLE?
How does BEDOKVILLE compare to other projects in the district?
What stamp duty applies for a foreign buyer of BEDOKVILLE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 19 transactions analysed
- Rental data: 38 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 BEDOKVILLE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.