RPS · Resale Project Scorecard
Bedok Residences — Grade S
RPS score 8.14/10 · D16 · Bedok, Upper East Coast · 583 units · scored across 7 weighted factors — methodology published.
99YR · City Developments Limited · TOP 2015
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +1.82% — near-median performance within its 2015-era cohort (69th percentile).
5 primary schools within 1km (nearest: FENGSHAN PRIMARY SCHOOL at 0.54km). Exceptional school catchment — strong appeal for families with young children.
583 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
120m from Bedok Mrt Stn (EW5) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.48% — above-average income return.
99YR tenure — about 84 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Bayshore precinct (Bedok East) at 2.12km, far enough that the impact on this project is modest.
Primary schools within 1km: Fengshan Primary School, Opera Estate Primary School, Bedok Green Primary School, YU NENG Primary School, RED Swastika School.
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The verdict· Scores updated September 2026
Bedok Residences scores 8.14 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 66th of 2,357 resale condos scored in Singapore and 5th of 68 in District 16 (Bedok, Upper East Coast). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is Future Transformation (3/10). Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
See all 68 scored condos in District 16 (Bedok, Upper East Coast) →
RPS · Resale Project Scorecard
Recent resale transactions at Bedok Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 14 resale transactions, median $1,841 psf, median price $1.58M. Median PSF is down 2.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,885 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 4 | $1,901 psf | $1.70M |
| Jan–Mar 2026 | 3 | $1,858 psf | $2.80M |
| Apr–Jun 2026 | 3 | $1,654 psf | $1.48M |
| Jul–Sep 2026 | 4 | $1,824 psf | $1.33M |
| 12-month total | 14 | $1,841 psf | $1.58M |
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 Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 66th of 2,357, scores updated September 2026.
- Is Bedok Residences a good buy in 2026?
- Bedok Residences scores 8.14/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 66th of 2,357 Singapore resale condos and 5th of 68 in District 16 (Bedok, Upper East Coast). Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: future transformation. 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 Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 14 resale transactions at Bedok Residences, at a median of $1,841 psf and a median price of $1.58M (range $1,442 psf to $2,148 psf). The median PSF is down 2.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,885 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 Residences from the nearest MRT station?
- Bedok Residences is about 120m from Bedok MRT (EW5), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Bedok Residences compare with Waterfront Waves?
- Waterfront Waves is the project scored next to Bedok Residences on the District 16 ranking: 8.35 (Grade S) against Bedok Residences's 8.14 (Grade S). Bedok Residences scores higher on Project Size (10 vs 8) and MRT Proximity (10 vs 9); Waterfront Waves scores higher on Project's Historical Performance (7 vs 10).
- Which primary schools are within 1km of Bedok Residences?
- 5 primary schools are within 1km of Bedok Residences: Fengshan Primary School, Opera Estate Primary School, Bedok Green Primary School, YU NENG Primary School, RED Swastika School. 5 primary schools within 1km (nearest: FENGSHAN PRIMARY SCHOOL at 0.54km). Exceptional school catchment — strong appeal for families with young children. Bedok Residences scores 10/10 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 Residences, and how big is the project?
- Bedok Residences is 99-year leasehold, completed in 2015, has 583 units, developed by City Developments Limited. 99YR tenure — about 84 years remaining — no near-term decay concern. 583 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
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