Bedok Shopping Complex

1 filed transactions · District 16 · OCR

Median, per square foot

280 psf

The one filed sale

$280 psf
S$340k, once

60 yrs lease commencing from 1977 · 1 filed transaction

S$340k

Filed price

Filed transaction

—

No range from one sale

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $340,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

The transactions behind those figures1 of 1

Nothing modelled — these are the filed sales.

113 sqm · floor 01-05Apartment · Resale · 2021-10

S$340,000$280 psf

One filed sale is not a range. Everything above rests on a single transaction, so there is no cheapest and dearest to report and no spread to read. It is what was filed here, once, over the period shown — not a level this address trades at. The nearby sales below are the wider evidence.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 16, typical project+8%

Middle of 8 projects in District 16 that clear the bar — half fall between +2.5% and +8.8%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 16, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,356	1,287
06-10	S$1,467	754
11-15	S$1,441	554
16-20	S$1,337	114
21-25	S$1,424	87
26-30	S$1,470	68

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Tanah Merah

548m

Primary schools within 1km

nearest 931m

Primary schools · straight-line distance

St. Anthony'S Canossian Primary School931m

6 more between 1km and 2km

Changkat Primary School1.1km
Bedok Green Primary School1.5km
Temasek Primary School1.5km
Red Swastika School1.6km
Yu Neng Primary School1.9km
Fengshan Primary School1.9km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Tanah Merah548m
Simei1.4km
Expo1.5km

Also nearby

Hawker centreBedok North Street 4 Blk 85 (85 Fengshan Centre)1.1km
ParkSea Breeze Garden Park790m
Other schoolsBedok South Secondary School696m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Bedok Shopping ComplexStraight-line, not walking — what sits between two points is in no dataset here.

11projects within 300m

$801–$1,099the middle half, per sq ft

$922median of those sales

From 125 filed sales — the 20 most recent at each project, which is all this index keeps. 3 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Siew Lim Park	225m	2026-08	—	401 sqm	$127
D'Manor	256m	2026-08	—	328 sqm	$807
East Village	294m	2026-08	01-05	111 sqm	$1,214
Landed · Jalan Chempaka Puteh	14m	2026-07	—	334 sqm	$189
Siew Lim Park	225m	2026-07	—	399 sqm	$155
The Springfield	166m	2026-05	—	220 sqm	$1,047
Landed · Bedok Walk	187m	2026-05	—	348 sqm	$2,128
Palmwoods	216m	2026-05	01-05	120 sqm	$1,270
D'Manor	256m	2026-05	—	253 sqm	$918
Summer Gardens	211m	2026-04	—	304 sqm	$825
East Village	294m	2026-04	01-05	118 sqm	$1,141
Summer Gardens	211m	2026-03	—	281 sqm	$912
Landed · Jalan Chempaka Kuning	32m	2026-02	—	346 sqm	$107
Landed · Jalan Chempaka Kuning	32m	2025-12	—	219 sqm	$229
The Springfield	166m	2025-12	—	217 sqm	$949
Landed · Jalan Chempaka Kuning	32m	2025-11	—	217 sqm	$229
Landed · Bedok Walk	187m	2025-10	—	378 sqm	$1,493
Landed · Jalan Chempaka Kuning	32m	2025-08	—	343 sqm	$140
The Springfield	166m	2025-05	—	217 sqm	$937
The Springfield	166m	2025-04	—	221 sqm	$967
The Springfield	166m	2025-01	—	217 sqm	$1,006

The 21 most recent are listed, out of 125 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:00 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

2 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2024-08-15	166m	261° W	2 storeys	Proposed new erection of a pair of 2 storey envelope control semi detached house with an attic and sunken swimming poo…
2025-03-03	166m	261° W	2 storeys	Subdivision of land into 2 plots for proposed new erection of a pair of 2 storey envelope control semi-detached house …

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$340,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$340,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$10,212

Shortfall to bring on completionS$52,628

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.