BEDOK RESIDENCES
UrbanLens Analysis
BEDOK RESIDENCES trades at $1,839 PSF, sitting 24% above the District 16 median of $1,478 PSF. The 2-minute walk to Bedok MRT (122m) is a tangible lifestyle and resale advantage. BAGNALL HAUS fetches $2,500 PSF nearby -- that 26% gap frames BEDOK RESIDENCES's relative value proposition.
A 11.8% appreciation over two years is healthy without looking frothy. 35 transactions over two years gives deep liquidity and reliable pricing signals. For context, SCENECA RESIDENCE has lost 0.8% over the same period.
With ~84 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Gross yield of 3.5% tracks the OCR average of 3.4%. At $5,036/month median rent, income is market-rate -- neither a standout nor a weakness.
At 583 units, this is a mega-development. Maintenance economies and extensive amenities are the upside; oversupply during downturns is the risk.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| BAGNALL HAUS | $2,500 | — | 0.0% |
| SCENECA RESIDENCE | $2,067 | — | -0.8% |
| URBAN VISTA | $1,570 | 4.0% | +3.9% |
| ECO | $1,521 | 3.9% | +5.0% |
| GRANDEUR PARK RESIDENCES | $1,965 | 3.3% | +10.0% |
PSF Trend
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