STRATFORD COURT is a 68-year balance leasehold 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 268 units and is TOP 1998.
This profile draws on 55 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 STRATFORD COURT 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 55 sales and 153 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the STRATFORD COURT dashboard.
- Average sale price: $1,400,030 across 55 transactions
- Estimated gross rental yield: 3.5%
- District 16 PSF ranking: Value tier (top 88%)
- 99 yrs lease commencing from 1995 · OCR · D16 · 268 units
About STRATFORD COURT
STRATFORD COURT is a 99 yrs lease commencing from 1995 condominium, located at BEDOK RIA CRESCENT in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by FIRST CHANGI DEVELOPMENT PTE LTD (FIRST CAPITAL CORPORATION), comprising 268 residential units, completed in 1998.
With approximately 68 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 STRATFORD COURT:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,071 psf | $980,000 |
| 3 BR | 32 | $1,032 psf | $1,210,434 |
| 4 BR | 20 | $1,013 psf | $1,658,889 |
| 5+ BR | 2 | $1,010 psf | $2,055,000 |
Sales Market Overview
STRATFORD COURT has recorded 55 sale transactions with an average transaction price of $1,400,030, ranging from $905,000 to $2,180,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 10 | $850 psf | $1,071,700 | — |
| 2022 | 8 | $890 psf | $1,316,250 | ↑ 4.6% |
| 2023 | 13 | $1,032 psf | $1,374,521 | ↑ 16.0% |
| 2024 | 10 | $1,108 psf | $1,556,400 | ↑ 7.4% |
| 2025 | 14 | $1,162 psf | $1,594,421 | ↑ 4.8% |
STRATFORD COURT ranks in the top 88% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, STRATFORD COURT trades 33.8% below the segment benchmark.
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Rental Market Overview
STRATFORD COURT has recorded 153 rental transactions with monthly rents averaging $4,043/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 38 | $3,233/mo | $2,300/mo | $4,000/mo |
| 3 BR | 91 | $4,005/mo | $2,550/mo | $7,200/mo |
| 4 BR | 24 | $5,467/mo | $3,500/mo | $8,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 28 | $3,061/mo |
| 2022 | 34 | $3,860/mo |
| 2023 | 30 | $4,422/mo |
| 2024 | 32 | $4,331/mo |
| 2025 | 25 | $4,498/mo |
| 2026 | 4 | $4,475/mo |
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Investment Analysis
Based on average rents and sale prices, STRATFORD COURT delivers an estimated gross rental yield of 3.5%. 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 STRATFORD COURT (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- STRATFORD COURT
- 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
STRATFORD COURT is 500m 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 | 500m |
| Tanah Merah | EW4 | East-West Line | 570m |
| Bedok South | TE30 | Thomson-East Coast Line | 1.3 km |
| Expo | CG1 | East-West Line | 1.4 km |
| Expo | DT35 | Downtown Line | 1.4 km |
Nearby Schools
There are 12 schools within 2 km of STRATFORD COURT, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Ping Yi Secondary School | Secondary | 150m |
| Fengshan Primary School | Primary | 280m |
| Bedok View Secondary School | Secondary | 490m |
| Bedok Green Primary School | Primary | 610m |
| Park View Primary School | Primary | 830m |
| Yu Neng Primary School | Primary | 960m |
| Bedok North Secondary School | Secondary | 1.0 km |
| Casuarina Primary School | Primary | 1.2 km |
| Bedok South Secondary School | Secondary | 1.3 km |
| Opera Estate Primary School | Primary | 1.6 km |
| Changkat Primary School | Primary | 2.0 km |
| Singapore University of Technology and Design | Tertiary | 2.0 km |
Genuine walk-to-MRT access. Sungei Bedok 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.
Established price discovery. 55 transactions in URA REALIS (TTM avg $1,127 psf, median sale $1,375,000) gives a deep enough sample to underwrite the project without guessing. Buyers can triangulate fair-value with confidence from per-bedroom, per-stack, per-floor comparables.
Solid facilities scale. 268 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Ping Yi Secondary School sits about 0.15km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 68 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
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": "amber",
"reason": "Adequate price discovery; verify per-bedroom net yield manually"
},
{
"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: STRATFORD COURT 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. 55 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
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 55 transactions analysed
- Rental data: 153 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 STRATFORD COURT
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.