Bedokville
17 filed transactions · District 16 · OCR
S$5,200k median price
URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10
Which of these are you
- What it costs on the day, at $5,200,000Loan, 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
Median price by month14 months with a sale
The transactions behind those figures17 of 17
Nothing modelled — these are the filed sales.
What the floor is worth
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.
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.
- Temasek Primary School762m
4 more between 1km and 2km
- Bedok Green Primary School1.2km
- St. Anthony'S Canossian Primary School1.5km
- Changkat Primary School1.9km
- Red Swastika School2.0km
- Tanah Merah512m
- Bayshore1.3km
- Expo1.9km
- Hawker centreBedok Food Centre800m
- Other schoolsBedok South Secondary School272m
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.
What has sold nearby300m
From 83 filed sales — the 20 most recent at each project, which is all this index keeps.
| Project | Away | Filed | Floor | Size | PSF |
|---|---|---|---|---|---|
| Bedok Park | 233m | 2026-06 | — | 277 sqm | $2,050 |
| Richmond Ville | 274m | 2026-06 | — | 222 sqm | $2,355 |
| Limau Villas | 126m | 2026-05 | — | 172 sqm | $1,817 |
| Limau Park | 187m | 2026-05 | — | 141 sqm | $1,515 |
| Lucky Hill | 250m | 2026-05 | — | 471 sqm | $2,107 |
| Lucky Hill | 250m | 2026-05 | — | 157 sqm | $2,363 |
| Eastern Grove | 289m | 2026-05 | — | 220 sqm | $2,070 |
| Kew Gate | 220m | 2026-04 | — | 234 sqm | $945 |
| Landed · Bedok Terrace | 239m | 2026-04 | — | 251 sqm | $1,576 |
| Tanah Merah Mansion | 291m | 2026-01 | 01-05 | 123 sqm | $1,178 |
| Bedok Park | 233m | 2025-12 | — | 305 sqm | $1,487 |
| Lucky Hill | 250m | 2025-11 | — | 176 sqm | $1,952 |
| Limau Villas | 126m | 2025-10 | — | 160 sqm | $1,618 |
| Limau Villas | 126m | 2025-08 | — | 220 sqm | $1,157 |
| Kew Cottages | 154m | 2025-04 | — | 412 sqm | $1,422 |
| Limau Villas | 126m | 2025-02 | — | 200 sqm | $1,138 |
| Limau Villas | 126m | 2024-10 | — | 150 sqm | $1,486 |
| Limau Villas | 126m | 2024-09 | — | 150 sqm | $1,683 |
| Limau Park | 187m | 2024-06 | — | 141 sqm | $1,376 |
| Limau Villas | 126m | 2023-12 | — | 150 sqm | $1,499 |
| Limau Villas | 126m | 2023-10 | — | 150 sqm | $1,425 |
| Limau Villas | 126m | 2023-07 | — | 150 sqm | $1,394 |
The 22 most recent are listed, out of 83 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.
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 |
|---|---|---|---|---|
| 2026-08-27 | 223m | 266° W | 2 storeys | Proposed reconstruction of a 2-storey semi-detached dwelling house to a 2-storey envelope control semi-detached dwelli… |
| 2024-02-27 | 243m | 283° WNW | 2 storeys | Proposed reconstruction of a 2-storey envelope control semi-detached dwelling house |
Where the money actually goes
Drag the sale price. Everything moves.
Look up somewhere else
Any HDB block or private project in Singapore.