Resale Project Scorecard
Bedok Residences
D16 · Bedok, Upper East Coast · 99-year leasehold · completed 2015 · 583 units
Grade S, 8.14 out of 10, the 5th highest score among 67 resale condos in District 16.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 84 yrs
- Resales, 12 months to Oct 2026
- 14
- To Bedok MRT
- 30 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Bedok Residences Score
- S
- Grade
- Score out of 10
- 8.14
- Highest score among 67 resale condos in District 16
- 5th
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
Project's Historical Performance25%7/10
Avg Ann. of +1.82% — near-median performance within its 2015-era cohort (69th percentile).
The district median is 6/10.
Primary School Effect20%10/10
5 primary schools within 1km (nearest: Fengshan Primary School at 0.43km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Fengshan Primary School
- Opera Estate Primary School
- Bedok Green Primary School
- Yu Neng Primary School
- Red Swastika School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%10/10
583 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 5/10.
MRT Proximity13%10/10
30 m from Bedok MRT (EW5) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%5/10
Rental yield of 3.48% — above-average income return.
The district median is 4/10.
Tenure10%8/10
99YR tenure — about 84 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Bayshore precinct (Bedok East) at 2.12km, far enough that the impact on this project is modest.
The district median is 7/10.
Scores updated October 2026. On the map →
Why Bedok Residences scores 8.14
Bedok Residences scores 8.14 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 77th of 2,350 resale condos scored in Singapore and 5th of 67 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).
| Factor | This condoBedok Residences | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 6/10 | +0.25 | 59% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 83% of district |
| Project Size16% | 10/10 | 5/10 | +0.80 | 88% of district |
| MRT Proximity13% | 10/10 | 9/10 | +0.13 | 65% of district |
| Rental Yield10% | 5/10 | 4/10 | +0.10 | 64% of district |
| Tenure10% | 8/10 | 10/10 | −0.20 | 32% of district |
| Future Transformation6% | 3/10 | 7/10 | −0.24 | 11% of district |
Medians are across the 67 scored resale projects in District 16 (Bedok, Upper East Coast). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Bedok Residences and a median-profile project (7.09). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Bedok Residences Prices
By unit type at Bedok Residences
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom581 sq ft | 581 sq ft | $990,000 to $1.08M | $1,858 psf | 5 |
| 2-bedroom883 sq ft | 883 sq ft | $1.30M to $1.65M | $1,631 psf | 6 |
| 4-bedroom2,282 sq ft | 2,282 sq ft | $3.65M | $1,692 psf | 2 |
Past transactions at Bedok Residences
14 resales, Nov 2025 to Oct 2026 · median $1,841 psf · $990,000 to $4,500,000 · all 14 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 11 Sep 2026 | 28 Bedok North Drive | 9 | #09-44441BR · Blk 28 | 1BR | 549 | $1,911 | $1,049,000 | Resale |
| 7 Aug 2026 | 24 Bedok North Drive | 7 | #07-32322BR · Blk 24 | 2BR | 743 | $2,127 | $1,580,000 | Resale |
| 7 Aug 2026 | 30 Bedok North Drive | 9 | #09-52521BR · Blk 30 | 1BR | 592 | $1,824 | $1,080,000 | Resale |
| 5 Aug 2026 | 26 Bedok North Drive | 14 | #14-38381BR · Blk 26 | 1BR | 581 | $1,824 | $1,060,000 | Resale |
| 20 Jul 2026 | 18 Bedok North Drive | 4 | #04-10102BR · Blk 18 | 2BR | 1,055 | $1,564 | $1,650,000 | Resale |
| 22 Jun 2026 | 18 Bedok North Drive | 6 | #06-13132BR · Blk 18 | 2BR | 786 | $1,654 | $1,300,000 | Resale |
| 23 Apr 2026 | 28 Bedok North Drive | 11 | #11-46462BR · Blk 28 | 2BR | 689 | $2,148 | $1,480,000 | Resale |
| 15 Apr 2026 | 16 Bedok North Drive | 4 | #04-07072BR · Blk 16 | 2BR | 980 | $1,608 | $1,575,000 | Resale |
| 26 Mar 2026 | 26 Bedok North Drive | 6 | #06-34341BR · Blk 26 | 1BR | 581 | $1,858 | $1,080,000 | Resale |
| 20 Mar 2026 | 20 Bedok North Drive | 14 | #14-14144BR · Blk 20 | 4BR | 1,442 | $1,941 | $2,800,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D16 |
|---|---|---|---|
| Nov 2025 | 3 | $1,916 psf | $1,516 psf |
| Dec 2025 | — | — | $1,388 psf |
| Jan 2026 | 1 | — | $1,550 psf |
| Feb 2026 | — | — | $1,509 psf |
| Mar 2026 | 2 | $1,900 psf | $1,517 psf |
| Apr 2026 | 2 | $1,878 psf | $1,596 psf |
| May 2026 | — | — | $1,516 psf |
| Jun 2026 | 1 | — | $1,566 psf |
| Jul 2026 | 1 | — | $1,478 psf |
| Aug 2026 | 3 | $1,824 psf | $1,697 psf |
| Sep 2026 | 1 | — | $1,545 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +2.3% a year, ranked 30 of 34 in D16 and 515 of 715 condos. See the most profitable condos in D16 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Bedok Residences Rent
- Median rent a month
- $3,500 to $6,950
- Gross yield
- 2.3% to 4.0%
- Rental contracts
- 213
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,500 | $3,500 to $3,650 | 4.0% | 89 |
| 2-bedroom | $4,400 | $4,200 to $4,510 | 3.3% | 80 |
| 3-bedroom | $5,830 | $5,500 to $6,050 | — | 36 |
| 4-bedroom | $6,950 | $6,690 to $7,280 | 2.3% | 8 |
Rental contracts at Bedok Residences
213 contracts, Sep 2025 to Aug 2026 · median $4,200 a month · $2,900 to $9,600
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,500 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $3,500 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,500 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,500 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,600 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $4,200 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $4,200 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $4,200 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $4,500 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $4,600 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Bedok Residences By stack
- Highest, stack 46
- $2,018 psf
- Lowest, stack 18
- $1,271 psf
- Stacks with 2+ resales
- 31
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,707 psf | 797 sq ft | Levels 6 to 13 | 3 |
| 03 | $1,816 psf | 1,529 sq ft | Levels 5 to 7 | 2 |
| 04 | $1,563 psf | 883 sq ft | Levels 4 to 10 | 3 |
| 06 | $1,646 psf | 1,130 sq ft | Levels 5 to 11 | 3 |
| 07 | $1,745 psf | 915 sq ft | Levels 4 to 5 | 2 |
| 10 | $1,762 psf | 969 sq ft | Levels 4 to 11 | 2 |
| 12 | $1,793 psf | 1,076 sq ft | Levels 7 to 13 | 2 |
| 13 | $1,689 psf | 786 sq ft | Levels 5 to 6 | 2 |
Show the other 23 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 14 | $1,493 psf | 1,507 sq ft | Levels 5 to 14 | 3 |
| 15 | $1,693 psf | 1,642 sq ft | Levels 4 to 15 | 4 |
| 16 | $1,654 psf | 883 sq ft | Levels 9 to 11 | 2 |
| 18 | $1,271 psf | 1,163 sq ft | Level 4 | 2 |
| 21 | $1,419 psf | 2,546 sq ft | Levels 4 to 15 | 2 |
| 22 | $1,688 psf | 883 sq ft | Levels 6 to 9 | 2 |
| 25 | $1,722 psf | 883 sq ft | Levels 4 to 9 | 3 |
| 26 | $1,858 psf | 657 sq ft | Levels 13 to 14 | 2 |
| 27 | $1,860 psf | 603 sq ft | Level 14 | 2 |
| 32 | $1,999 psf | 764 sq ft | Levels 5 to 14 | 3 |
| 33 | $1,689 psf | 1,066 sq ft | Levels 10 to 12 | 2 |
| 34 | $1,815 psf | 581 sq ft | Levels 5 to 12 | 4 |
| 35 | $1,798 psf | 893 sq ft | Levels 6 to 7 | 2 |
| 36 | $1,602 psf | 937 sq ft | Levels 9 to 15 | 3 |
| 38 | $1,682 psf | 581 sq ft | Levels 8 to 14 | 4 |
| 39 | $1,805 psf | 517 sq ft | Levels 9 to 11 | 2 |
| 42 | $1,734 psf | 603 sq ft | Levels 9 to 14 | 3 |
| 46 | $2,018 psf | 689 sq ft | Levels 9 to 11 | 2 |
| 47 | $1,840 psf | 1,152 sq ft | Levels 13 to 14 | 2 |
| 50 | $1,777 psf | 517 sq ft | Levels 8 to 15 | 3 |
| 51 | $1,721 psf | 527 sq ft | Levels 12 to 13 | 2 |
| 52 | $1,731 psf | 592 sq ft | Levels 9 to 10 | 2 |
| 53 | $1,708 psf | 829 sq ft | Levels 7 to 14 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Bedok Residences Notes
How these numbers are worked out
- Grade S places Bedok Residences in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,841 psf at Bedok Residences against $1,532 psf across District 16, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,884 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (13 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 14 resale caveats at Bedok Residences ranged from $1,442 psf to $2,148 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2015, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Bedok MRT (EW5), 30 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 5 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Bedok Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.