RPS · Resale Project Scorecard
Bedok Court — Grade A
RPS score 6.46/10 · D16 · Bedok, Upper East Coast · 280 units · scored across 7 weighted factors — methodology published.
99YR · Bedokville Development Pte Ltd · TOP 1985
Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: tenure, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 4/10
- Future Transformation6% weight
- 6/10
Avg Ann. of +3.16% — near-median performance within its 1985-era cohort (44th percentile).
2 primary schools within 1km (nearest: TEMASEK PRIMARY SCHOOL at 0.44km). Exceptional school catchment — strong appeal for families with young children.
280 units — good project size supporting active resale market and adequate facilities.
0.58km from Tanah Merah Mrt Stn (EW4) — short walk to MRT, good transport convenience.
Rental yield of 2.83% — below-average income return.
99YR tenure — about 55 years remaining; lease decay is starting to impact bank valuations and CPF usage.
Moderate future-catalyst exposure — nearest meaningful driver: Sungei Bedok MRT (TE31/DT38, TEL5+DTL3e) at 0.10km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Temasek Primary School, Bedok Green Primary School.
The verdict· Scores updated September 2026
Bedok Court scores 6.46 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 686th of 2,357 resale condos scored in Singapore and 34th of 68 in District 16 (Bedok, Upper East Coast). Its strongest factors are Primary School Effect (9/10) and Project Size (8/10); its weakest is Rental Yield (3/10). Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: tenure, total returns.
See all 68 scored condos in District 16 (Bedok, Upper East Coast) →
RPS · Resale Project Scorecard
Recent resale transactions at Bedok Court
12 months to September 2026 (Oct 2025 – Sep 2026): 7 resale transactions, median $1,057 psf, median price $2.05M. Median PSF is up 5.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,004 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,039 psf | $1.80M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 2 | $1,019 psf | $2.05M |
| Jul–Sep 2026 | 4 | $1,072 psf | $2.19M |
| 12-month total | 7 | $1,057 psf | $2.05M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Bedok Court: frequently asked questions
Answers generated from the scorecard data — RPS rank 686th of 2,357, scores updated September 2026.
- Is Bedok Court a good buy in 2026?
- Bedok Court scores 6.46/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 686th of 2,357 Singapore resale condos and 34th of 68 in District 16 (Bedok, Upper East Coast). Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: tenure, total returns. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Bedok Court?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 7 resale transactions at Bedok Court, at a median of $1,057 psf and a median price of $2.05M (range $981 psf to $1,120 psf). The median PSF is up 5.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,004 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Bedok Court from the nearest MRT station?
- Bedok Court is about 580m from Tanah Merah MRT (EW4), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Bedok Court compare with Archipelago?
- Archipelago is the project scored next to Bedok Court on the District 16 ranking: 6.51 (Grade A) against Bedok Court's 6.46 (Grade A). Bedok Court scores higher on Primary School Effect (9 vs 1); Archipelago scores higher on Tenure (4 vs 8) and Project's Historical Performance (5 vs 8).
- Which primary schools are within 1km of Bedok Court?
- 2 primary schools are within 1km of Bedok Court: Temasek Primary School, Bedok Green Primary School. 2 primary schools within 1km (nearest: TEMASEK PRIMARY SCHOOL at 0.44km). Exceptional school catchment — strong appeal for families with young children. Bedok Court scores 9/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Bedok Court, and how big is the project?
- Bedok Court is 99-year leasehold, completed in 1985, has 280 units, developed by Bedokville Development Pte Ltd. 99YR tenure — about 55 years remaining; lease decay is starting to impact bank valuations and CPF usage. 280 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Bedok Court in Bedok, Upper East Coast
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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