Rent vs D16 +5.0%
Rents near district median
Bedok Residences's latest 12-month median rent is $4,200 compared with the D16 median of $4,000 for the same period. Use this district check before narrowing by bedroom and area band.
Bedok Residences rent and sale price
D16 / Bedok, Upper East Coast, Eastwood, Kew Drive
Address 22 Bedok North Drive Bedok Residences Singapore 465497
Open map
Quick summary about Bedok Residences
Bedok Residences is a 99-year leasehold apartment in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive. The page currently tracks 1,231 rentals and 110 sales. Bedok Residences is near BEDOK MRT STATION (EW5), about 0.15 km away.
For rent checks, start with the latest 12-month median of $4,200 per month and compare it with the full-history size-band range of $3,400 to $6,675. For sale checks, start with the latest 12-month median sale price of $1,644,000 and median sale PSF of $1,872 psf, then compare full-history floor-band evidence from $1,427,500 to $1,619,000 and PSF from $1,543 psf to $1,685 psf.
- Latest 12M median rent is $4,200 per month from 216 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,644,000, with median sale PSF at $1,872 psf from 10 sales.
- Rent is up 0.6% over the last 3 months. Sale PSF is down 0.4% over the last 3 months.
Bedok Residences Market Brief
Compare the project with D16 across rent, sale PSF, tenure and transaction activity.
Compared with D16
Sale PSF vs D16 -24.9%
Sale PSF below district median
Bedok Residences's latest 12-month median sale PSF is $1,872 psf versus the D16 median of $2,493 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.07%
Rent support above district screen
Gross yield is roughly 3.07% versus a D16 screen of 2.40%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 26.1% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +0.0%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2011 matters most on sale price. Compare Bedok Residences against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,200
Is the asking rent fair?
$4,000 to $4,400 is the first fair-rent band to check. Above $4,400 should have a visible reason.
Latest 12M median sale PSF $1,872 psf
Is the purchase price fair?
$1,590,000 to $1,690,000 and $1,820 to $1,930 psf are the first sale checks before adjusting for floor, size, view and condition.
1 bed rent $3,400
Are similar units renting for more?
1 bed and 500 to 600 sqft give the closest unit-size checks.
Rent stability 26.1% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +0.0%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Bedok Residences Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2011
Property type Apartment, Non-Landed Properties
Sales 110 resale transactions
Total sold value $177.9M
Bedok Residences Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 1,231 Jun 2021 to Jun 2026
Sale transactions 110 Jun 2021 to Jul 2026
Rent trend 0.6% Last 3 months
Sale PSF trend -0.4% Last 3 months
Bedok Residences Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
BEDOK MRT STATION (EW5) 0.15 km away
BEDOK RESERVOIR MRT STATION (DT30) 1.28 km away
BEDOK NORTH MRT STATION (DT29) 1.68 km away
Schools nearby
FENGSHAN PRIMARY SCHOOL 0.54 km away
KNOWLEDGE PARK EDUCARE PTE LTE (OPERA ESTATE PRIMARY SCHOOL) 0.9 km away
BEDOK GREEN PRIMARY SCHOOL 0.93 km away
OPERA ESTATE PRIMARY SCHOOL 0.94 km away
Amenities
SIGLAP PARK CONNECTOR Park / green link · 1.99 km away
BEDOK INTERCHANGE HAWKER CENTRE Food centre · 0.1 km away
Bedok Residences Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,400 321 rentals in view
Latest median sale PSF $1,564 psf 27 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 1 $1,564 psf $1,650,000
Jun 2026 18 $4,400 0 - -
May 2026 18 $4,225 0 - -
Apr 2026 30 $4,050 2 $1,878 psf $1,527,500
Mar 2026 21 $4,200 2 $1,900 psf $1,940,000
Feb 2026 14 $4,400 0 - -
Jan 2026 25 $3,800 1 $1,442 psf $4,500,000
Dec 2025 16 $4,375 0 - -
Nov 2025 19 $4,600 3 $1,916 psf $1,638,000
Oct 2025 12 $3,700 1 $1,885 psf $1,765,000
Sept 2025 9 $3,500 0 - -
Aug 2025 16 $3,925 4 $1,800 psf $1,113,400
Projects Similar to Bedok Residences
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold The Summit 1.6 km away 268 transactions
- Median rent
- $4,100
- Median sale PSF
- $1,634 psf
- Median rent
- $3,600
- Median sale PSF
- $1,696 psf
- Median rent
- $3,800
- Median sale PSF
- $1,492 psf
- Median rent
- $4,100
- Median sale PSF
- $1,578 psf
- Median rent
- $3,500
- Median sale PSF
- $1,879 psf
- Median rent
- $4,465
- Median sale PSF
- $2,080 psf
Bedok Residences Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,400 $3,315 501
2 bed $4,300 $4,154 465
3 bed $5,500 $5,348 215
4 bed $6,675 $6,555 50
Bedok Residences Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
500 to 600 sqft $3,400 $3,293 378
600 to 700 sqft $3,500 $3,456 142
700 to 800 sqft $4,000 $3,940 77
800 to 900 sqft $4,300 $4,212 279
900 to 1,000 sqft $4,300 $4,102 48
1,000 to 1,100 sqft $5,000 $4,856 75
1,100 to 1,200 sqft $5,400 $5,173 99
1,200 to 1,300 sqft $5,450 $5,350 56
Bedok Residences Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,619,000 $1,543 psf 18
06 to 10 $1,427,500 $1,634 psf 52
11 to 15 $1,521,500 $1,685 psf 40
Bedok Residences Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Bedok Residences shows a latest 12-month median monthly rent of $4,200 across 216 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,200
Rentals in period 216
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Bedok Residences show a median price of $1,644,000 and $1,872 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,644,000
Latest 12M median PSF $1,872 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2011 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Bedok Residences has 110 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $177.9M
Latest record Jul 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Bedok Residences numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,200/mo Test gross and net yield against typical rent. Buy vs rent $1.6M Compare ownership cost against renting. Mortgage $1.6M Estimate monthly payment from the sale price. Stamp duty $1,872 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D16 to compare Bedok Residences against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Bedok Residences FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Bedok Residences?
Bedok Residences has a latest 12-month median monthly rent of $4,200 across 216 rentals in that period.
What is the typical sale price at Bedok Residences?
The latest 12-month median sale price for Bedok Residences is $1,644,000, based on 10 sales in that period.
What is the median sale PSF at Bedok Residences?
The latest 12-month median sale price per square foot for Bedok Residences is $1,872 psf. The average for the same period is $1,787 psf.
Is Bedok Residences freehold or leasehold?
Bedok Residences is listed as 99-year leasehold from 2011. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Bedok Residences located?
Bedok Residences is located at 22 Bedok North Drive Bedok Residences Singapore 465497 in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive.
How current is the Bedok Residences transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.