Proximity to Bedok South MRT is one of the highest-leverage locational variables in the Singapore property market. MRT-proximity premium reflects daily-commute time savings, integrated with the broader transit network mapped on the LTA MRT system map. Singapore’s North-South, East-West, Circle, Downtown, Thomson-East Coast, and forthcoming Cross Island Line collectively serve approximately 200+ stations.
For private condo buyers in particular, proximity to Bedok South MRT translates to (a) immediate quality-of-life benefit during the holding period, (b) measurable rental-yield uplift via stronger tenant demand, and (c) resale-pricing premium when exiting. The premium magnitude varies: MRT-proximity premium typically runs 5–10% over equivalent units 1km+ away. This private condos shortlist surfaces the developments closest to Bedok South MRT.
The cost framework applies uniformly: private condo buyers face BSD per the IRAS BSD, ABSD per the IRAS ABSD by buyer profile, and SORA-pegged mortgages at ~4.0% all-in via the MAS TDSR explainer framework. Use the stamp duty calculator to size your upfront cost.
- Station: Bedok South (Thomson-East Coast Line)
- Condos within 500m: 14
- Condos within 1km: 48
- Avg PSF nearby: $1,333 psf
Station Overview
Bedok South is a station on the Thomson-East Coast Line. There are 14 condos within walking distance (500m) and 48 within 1km.
Condos Within 500m (Walking Distance)
These condos are within a comfortable 5–7 minute walk of Bedok South MRT.
| Condo | Distance | District | Tenure | Units | Avg PSF |
|---|---|---|---|---|---|
| IDYLLIC EAST | 190m | D16 | Freehold | 34 | $1,280 psf |
| THE DAFFODIL | 210m | D16 | Freehold | 65 | $1,441 psf |
| KEW RESIDENCIA | 240m | D16 | 99 yrs lease commencing from 1994 | 37 | $753 psf |
| BLEU @ EAST COAST | 250m | D16 | Freehold | 62 | $1,398 psf |
| COASTAL VILLAS | 260m | D16 | Freehold | — | $1,033 psf |
| PARBURY HILL CONDOMINIUM | 280m | D16 | Freehold | 182 | $1,509 psf |
| THE BAYSHORE | 400m | D16 | 99-year leasehold | 1,038 | $1,232 psf |
| THE CALYPSO | 430m | D16 | Freehold | 30 | $1,515 psf |
| FORTUNA SEAVIEW VILLAS | 440m | D16 | Freehold | — | $1,452 psf |
| RIVIERA RESIDENCES | 440m | D16 | Freehold | 138 | $1,715 psf |
| RIVIERE | 460m | D3 | 99 yrs lease commencing from 2018 | 527 | $2,847 psf |
| SEA PAVILION RESIDENCES | 460m | D16 | Freehold | 24 | $2,170 psf |
| TANAH MERAH MANSION | 470m | D16 | Freehold | 36 | $1,146 psf |
| KEW GREEN | 490m | D16 | 99 yrs lease commencing from 1994 | 111 | $820 psf |
Condos Within 500m\u{2013}1km
These condos are within a 10–15 minute walk or short bus ride from Bedok South MRT.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| VENEZIO | 520m | D16 | Freehold | $1,172 psf |
| BEDOK COURT | 530m | D16 | 99 yrs lease commencing from 1982 | $977 psf |
| LIMAU PARK | 540m | D16 | Freehold | $1,181 psf |
| RICHMOND VILLE | 540m | D16 | Freehold | $1,898 psf |
| BALCON EAST | 550m | D16 | Freehold | $1,402 psf |
| LUCKY COURT | 550m | D16 | Freehold | $1,394 psf |
| KEW GATE | 560m | D16 | 99 yrs lease commencing from 1994 | $824 psf |
| ECO | 580m | D16 | 99 yrs lease commencing from 2012 | $1,447 psf |
| THE BAYCOURT | 580m | D16 | Freehold | $1,523 psf |
| CASA FLORA | 610m | D16 | Freehold | $1,152 psf |
| BEDOK PARK | 620m | D16 | Freehold | $1,539 psf |
| THE SUMMIT | 630m | D16 | Freehold | $1,616 psf |
| KEW PLACE | 660m | D16 | Freehold | $1,515 psf |
| EASTERN GROVE | 670m | D16 | 999 yrs lease commencing from 1878 | $1,469 psf |
| LUCKY VILLAS | 690m | D16 | — | — |
| KEW GROVE | 730m | D16 | Freehold | $1,523 psf |
| BEDOKVILLE | 750m | D16 | 999 yrs lease commencing from 1878 | $1,431 psf |
| SPRINGWELL MANSIONS | 760m | D16 | — | — |
| BAYSHORE TERRACE | 770m | D16 | — | — |
| PALM TREE NINES | 780m | D16 | Freehold | $1,345 psf |
| EAST COAST TERRACE | 790m | D16 | — | — |
| HELICONA LODGE | 800m | D16 | — | — |
| LIMAU VILLAS | 800m | D16 | 99 yrs lease commencing from 1996 | $1,367 psf |
| LIMAU GROVE | 810m | D16 | Freehold | $946 psf |
| KEW COTTAGES | 820m | D16 | Freehold | $1,423 psf |
| EAST COAST RESIDENCES | 830m | D16 | Freehold | $1,545 psf |
| GRANDEUR PARK RESIDENCES | 900m | D16 | 99 yrs lease commencing from 2016 | $1,814 psf |
| UBER 388 | 910m | D16 | Freehold | $1,620 psf |
| VILLAS LAGUNA | 930m | D16 | Freehold | $1,329 psf |
| PROSPER GARDENS | 960m | D16 | Freehold | $2,088 psf |
| TECK GUAN VILLE | 960m | D16 | Freehold | $1,390 psf |
| CAPRI VIEW | 970m | D16 | — | — |
| BAGNALL HAUS | 1 km | D16 | Freehold | $2,505 psf |
| EXCELSIOR GARDENS | 1 km | D16 | Freehold | $2,239 psf |
The private condos list ranked by distance to Bedok South MRT is sorted by walking-distance, not as-the-crow-flies. Singapore’s urban form — built around limited road grids, MRT alignment, and walkway connectivity — means actual walking distance can be 1.3–1.8x the straight-line distance. Each unit’s rated distance reflects this real-walking-distance computation.
Within the shortlist, individual private condos differ on (a) tenure type (mix of freehold, 999-year, and 99-year leasehold), (b) unit-type mix (studio / 1BR / 2BR / 3BR / 4BR), (c) MCST or S&CC fees (for condos vs HDB), and (d) age + facilities standard. The proximity-premium is one variable; the comprehensive evaluation needs all of these. Use the comparison tool to place 2–3 candidates side-by-side on price, PSF, yield, and walkability score.
Cross-reference the list against URA REALIS (for private condo transacted caveats) or the HDB resale portal (for HDB resale transactions) to verify recent per-unit transacted prices. The proximity-premium varies by district and demand cohort; well-connected RCR / OCR with strong upgrader demand tends to see the highest premium, while super-prime CCR sees a smaller relative premium because PSF is already high.
The distance-vs-price curve for Bedok South MRT typically follows a step-function: units 0–500m command the full premium (5–10% for MRT, 3–8% for schools), units 500m–1km command a partial premium (3–5%), and units 1km+ command little to no premium. For yield-focused buyers, the 500m–1km band can offer the best yield-to-price tradeoff — close enough for tenant-demand support but priced below the premium-floor 0–500m tier.
The 1km school-zone threshold is binary in regulatory terms (you either qualify for Phase 2C balloting advantage or you don’t), so for family-stage buyers the cliff is meaningful. For MRT-proximity there’s no equivalent binary threshold, but the walking-time-tolerance threshold typically sits around 8–10 minutes — buyers tolerate longer walks if the segment is otherwise compelling.
Within the shortlist, value-buyers should look for: (a) older private condos in the 500m–1km band with strong fundamentals (freehold tenure or good unit-mix) that are priced below the proximity-premium-floor adjacent stock; (b) private condos in projects where MCST or S&CC fees are lower than comparable proximity-tier stock; (c) units on lower floors in private condos with good orientation, where the floor-band discount partially offsets the proximity-premium. The price heatmap visualises district-level PSF concentration; cross-reference with the URA Property Price Index for cycle context.
FAQ
How many condos are near Bedok South MRT?
What is the average PSF near Bedok South MRT?
How is the distance to Bedok South MRT computed?
Walking distance, not as-the-crow-flies. Singapore’s urban form means actual walking distance is typically 1.3–1.8x the straight-line distance. The list reflects real-walking computation, verified against the LTA MRT system map (for MRT) or Ministry of Education (for schools).
What is the typical proximity premium for Bedok South MRT?
MRT-proximity premium typically runs 5–10% over equivalent units 1km+ away, varying by district and segment.
Does the MRT station affect rental yield?
Yes. MRT-proximate units rent at a 5–10% premium to equivalent further-away units, with shorter letting cycles. This typically improves gross yield by 20–40 basis points.
How does cooling-measure environment affect this list?
The post-April-2023 cooling-measure regime (foreigner ABSD 60%, SC second-property ABSD 20%, TDSR 55%) shapes demand-side composition across all districts. Proximity premium remains structural, but the absolute price level reflects the broader demand-supply equilibrium. See IRAS ABSD and the MAS TDSR explainer.
Where can I verify transacted prices for private condos in this list?
The official source is URA REALIS for private residential caveats. ShiokNest aggregates this data into per-project transacted history.
Should I always prioritise proximity to Bedok South MRT?
Honest answer: depends on holding horizon and buyer profile. For family-stage buyers, school-zone proximity is binary-valuable during the 6-year primary-school window. For MRT-proximity, daily commute quality compounds across the holding period. Yield-focused investors should run the ROI calculator with proximity-tier-specific yield assumptions.
Methodology & Sources
Numbers in this article reflect the latest available data and update as new data becomes available.
Transaction data sourced from URA REALIS.
- Distances calculated using haversine formula.
- Transaction data from URA REALIS.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.