Bedok Residences rent and sale price
D16 / Bedok, Upper East Coast, Eastwood, Kew Drive
Address 22 Bedok North Drive Bedok Residences Singapore 465497
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Apartment, Non-Landed Properties 1,322 transactions 99-year leasehold from 2011 Latest records Jun 2026
Similar projects nearby
Project read
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 1,213 rentals and 109 sales. Bedok Residences is near BEDOK MRT STATION (EW5), about 0.15 km away.
For rent checks, start with the project median of $3,900 per month and compare it with the observed size-band range of $3,400 to $6,650. For sale checks, start with the median sale price of $1,508,000 and median sale PSF of $1,655 psf, then compare floor-band evidence from $1,427,500 to $1,600,000 and PSF from $1,522 psf to $1,685 psf.
- Typical rent is $3,900 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,508,000, with median sale PSF at $1,655 psf and total recorded sale value of $176.2M.
- Rent is down 4.0% over the last 3 months. Sale PSF is down 0.4% over the last 3 months.
Bedok Residences Market Position
How this project compares with the wider D16 market before you read the detailed tables.
Rent vs D16 +5.4%
Rents near district median
Bedok Residences's median rent is $3,900 compared with the D16 median of $3,700. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D16 +8.1%
Sale PSF near district median
Bedok Residences's median sale PSF is $1,655 psf versus the D16 median of $1,531 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.10%
Rent support above district screen
Gross yield is roughly 3.10% versus a D16 screen of 2.60%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 26.7% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +26.5%
Activity is rising
129 recent transactions versus 102 in 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.
Bedok Residences Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $3,900
Is the asking rent fair?
$3,700 to $4,100 is the first fair-rent band to check. Above $4,100 should have a visible reason.
Median sale PSF $1,655 psf
Is the purchase price fair?
$1,460,000 to $1,550,000 and $1,610 to $1,700 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 26.7% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +26.5%
Is activity rising?
Activity is rising. 129 recent transactions versus 102 in the prior 6-month view.
Run Bedok Residences numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $3,900/mo Test gross and net yield against typical rent. Buy vs rent $1.5M Compare ownership cost against renting. Mortgage $1.5M Estimate monthly payment from the sale price. Stamp duty $1,655 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
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 109 resale transactions
Total sold value $176.2M
Bedok Residences Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 1,213 Jun 2021 to May 2026
Sale transactions 109 Jun 2021 to Apr 2026
Rent trend -4.0% 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
51 OLD AIRPORT ROAD FOOD CENTRE AND SHOPPING MALL Mall / retail · 5.24 km away
SHENG SIONG HOUGANG RIVERCOURT Daily needs · 5.7 km away
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 $4,225 337 rentals in view
Latest median sale PSF $1,878 psf 30 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
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
Jul 2025 18 $4,250 4 $1,944 psf $1,950,000
Jun 2025 14 $3,975 2 $1,823 psf $1,089,000
Projects Similar to Bedok Residences
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2009 Waterfront Isle 1.5 km away 824 transactions
- Median rent
- $3,800
- Median sale PSF
- $1,487 psf
- Median rent
- $4,100
- Median sale PSF
- $1,634 psf
- Median rent
- $3,800
- Median sale PSF
- $1,673 psf
- Median rent
- $4,000
- Median sale PSF
- $1,610 psf
- Median rent
- $3,250
- Median sale PSF
- $1,619 psf
- Median rent
- $3,600
- Median sale PSF
- $1,676 psf
Bedok Residences Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,400 $3,314 497
2 bed $4,300 $4,151 456
3 bed $5,500 $5,339 211
4 bed $6,650 $6,548 49
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 $3,291 375
600 to 700 sqft $3,500 $3,455 140
700 to 800 sqft $4,000 $3,937 75
800 to 900 sqft $4,300 $4,205 273
900 to 1,000 sqft $4,300 $4,102 48
1,000 to 1,100 sqft $5,000 $4,843 74
1,100 to 1,200 sqft $5,400 $5,165 98
1,200 to 1,300 sqft $5,500 $5,351 55
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 $1,600,000 $1,522 psf 17
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 typical monthly rent of $3,900 across 1,213 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,900
Rentals 1,213
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
Recent sales at Bedok Residences point to a typical sale price of $1,508,000 and $1,655 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,508,000
Median PSF $1,655 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 109 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $176.2M
Latest record May 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.
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 median monthly rent of $3,900 across 1,213 rentals.
What is the typical sale price at Bedok Residences?
The median sale price for Bedok Residences is $1,508,000, based on 109 sales on this page.
What is the median sale PSF at Bedok Residences?
The median sale price per square foot for Bedok Residences is $1,655 psf. The average sale PSF is $1,661 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.