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District 16 · Singapore

Bedok Residences

Private residential property research, grounded in recorded Singapore transactions.

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Fair value & asking price

A 940 sq ft home in Bedok Residences

Comparable sales
Comparable-sale benchmarkS$1,650,000

S$1,638,000 – S$1,765,000

Middle 50% of recorded prices
5 comparable sales over 12 months

Matches the benchmarkNo price difference
Recent comparable saleS$1,650,000
Comparable medianS$1,650,000
S$0Both bars use the same price scaleS$2,600,000
Below rangeUnder S$1,638,000
Within rangeS$1,638,000–1,765,000
Above rangeOver S$1,765,000

Recorded sale from 2026-07. Add an asking price above to compare a home you are considering. The shaded range covers the middle 50% of similar-sized resale prices. The benchmark is their median, not an adjusted or bank valuation.

Median price / sq ft
S$1,608
Comparable sales
5Past 12 months
Recorded PSF change
-14.5%Latest 12 months vs previous 12
Recorded tenure
99-year leasehold

Price performance over time

Annual resale prices per sq ft for the selected size band

2021-09–2026-08
Bedok Residences annual median resale prices, with the middle 50 percent range. Gaps indicate fewer than five sales. 1,4171,5921,7661,9402,115 2022: S$1,596 / sq ft; 7 sales2023: S$1,705 / sq ft; 6 sales2025: S$1,882 / sq ft; 7 sales 202220242026
Median recorded PSFMiddle 50% of prices

Completed sales, not a forecast. Plotted periods have at least five matching sales. Boundary periods may be incomplete; changes in the units sold can move the median.

View annual figures
PeriodSalesMedian / sq ftMiddle 50%
20227S$1,596S$1,575–1,600
20236S$1,705S$1,699–1,719
20244Insufficient sales—
20257S$1,882S$1,868–1,922
20262Insufficient sales—

Price versus other developments

District 16 · 99-year leasehold

Bedok ResidencesS$1,608

5 sales · This development

ArchipelagoS$1,657

8 sales

Optima @ Tanah MerahS$1,550

7 sales

EcoS$1,673

9 sales

Urban VistaS$1,366

6 sales

Median resale PSF over 12 months, using the same size band. Peers need five sales and are ordered by price proximity. Location, lease age, floor and condition are not adjusted.

Where the price sits

Against other district 16 transactions

LowerHigher65 / 100

Price percentile

8.8% above the district 16 median of S$1,478 / sq ft.

Based on 120 other sales. A lower relative price does not by itself establish that a property is undervalued.

Price versus the local market

The distribution of district 16 resale prices for similar-sized homes

120 transactions
Recorded resale prices per square foot, with a marker for the market median and this development.S$1,026–1,144 / sq ft: 3 salesS$1,144–1,261 / sq ft: 14 salesS$1,261–1,379 / sq ft: 28 salesS$1,379–1,496 / sq ft: 18 salesS$1,496–1,614 / sq ft: 15 salesS$1,614–1,731 / sq ft: 22 salesS$1,731–1,848 / sq ft: 9 salesS$1,848–1,966 / sq ft: 3 salesS$1,966–2,083 / sq ft: 4 salesS$2,083–2,201 / sq ft: 4 salesS$1,026S$2,201 / sq ft
Bedok Residences: S$1,608 / sq ftMarket median: S$1,478 / sq ft

Bar height shows the number of other transactions in each price band. Same district where published, tenure group, 12-month window and ±15% size band. This development is excluded from the market sample.

View price bands
Price / sq ftRecorded sales
S$1,026–1,1443
S$1,144–1,26114
S$1,261–1,37928
S$1,379–1,49618
S$1,496–1,61415
S$1,614–1,73122
S$1,731–1,8489
S$1,848–1,9663
S$1,966–2,0834
S$2,083–2,2014

What traded in this development

Unit sizes in recorded resales over the past 12 months

Under 750 sq ft: 6 sales (46.2%)750–1,199 sq ft: 5 sales (38.5%)1,200–1,799 sq ft: 1 sales (7.7%)1,800 sq ft and above: 1 sales (7.7%)13recorded sales
Under 750 sq ft
646.2%
750–1,199 sq ft
538.5%
1,200–1,799 sq ft
17.7%
1,800 sq ft and above
17.7%

Completed resale activity across all sizes, not the mix of homes currently for sale. Bedroom counts are not inferred from floor area.

The sales behind the comparison

799–1,081 sq ft · Past 12 months

MonthSizeFloor bandRecorded pricePrice / sq ft
2026-071055 sq ft1–5S$1,650,000S$1,564
2026-04980 sq ft1–5S$1,575,000S$1,608
2025-111076 sq ft11–15S$2,140,000S$1,988
2025-111076 sq ft1–5S$1,638,000S$1,522
2025-10936 sq ft6–10S$1,765,000S$1,885

Up to eight recent matching sales shown; the recent comparison contains 5 matching sales in this window. The history chart also includes older matching sales. View all 101 published sales across all sizes. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Source: URA. Transaction records are subject to corrections and rolling five-year coverage. Last checked 6 Sep 2026, 16:03 SGT. Source documentation · Licence / terms · Full methodology

All recorded resales in Bedok Residences 101 · All published history

Resale price history

2021-09–2026-08 · All unit sizes in the current published URA dataset. Older sales provide historical context and do not extend the recent valuation window.

Scroll the table horizontally on smaller screens. Prices are completed transactions, in SGD.

MonthBlock / developmentTypeAreaFloor bandRecorded pricePrice / sq ft
2026-08Bedok ResidencesApartment69 m²6–10S$1,580,000S$2,127
2026-08Bedok ResidencesApartment55 m²6–10S$1,080,000S$1,824
2026-08Bedok ResidencesApartment54 m²11–15S$1,060,000S$1,824
2026-07Bedok ResidencesApartment98 m²1–5S$1,650,000S$1,564
2026-04Bedok ResidencesApartment91 m²1–5S$1,575,000S$1,608
2026-04Bedok ResidencesApartment64 m²11–15S$1,480,000S$2,148
2026-03Bedok ResidencesApartment134 m²11–15S$2,800,000S$1,941
2026-03Bedok ResidencesApartment54 m²6–10S$1,080,000S$1,858
2026-01Bedok ResidencesApartment290 m²11–15S$4,500,000S$1,442
2025-11Bedok ResidencesApartment100 m²11–15S$2,140,000S$1,988
2025-11Bedok ResidencesApartment100 m²1–5S$1,638,000S$1,522
2025-11Bedok ResidencesApartment48 m²6–10S$990,000S$1,916
2025-10Bedok ResidencesApartment87 m²6–10S$1,765,000S$1,885
2025-08Bedok ResidencesApartment87 m²6–10S$1,760,000S$1,879
2025-08Bedok ResidencesApartment56 m²11–15S$1,226,800S$2,035
2025-08Bedok ResidencesApartment54 m²6–10S$1,000,000S$1,720
2025-08Bedok ResidencesApartment54 m²6–10S$945,500S$1,627
2025-07Bedok ResidencesApartment142 m²1–5S$2,900,000S$1,897
2025-07Bedok ResidencesApartment102 m²11–15S$2,200,000S$2,004
2025-07Bedok ResidencesApartment108 m²1–5S$1,700,000S$1,462

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What’s around Bedok Residences — before you book a viewing.

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Parks & green spaces

Food & markets

Nearby places within 3 km. Distances are approximate straight-line measurements from the development point, not walking routes or entrance-to-entrance distances. Schools: MOE directory matched to SLA OneMap postcodes. Check MOE’s home–school distance rules for admission eligibility. MRT points do not establish entrance access or current service status. Catalogue checked 6 Sep 2026. Sources and coverage.

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