Landed · Bedok Avenue

8 filed transactions · District 16 · OCR

Median, per square foot

1,265 psf

Observed range

$980 — $2,267 psf
S$5,565k median price

Freehold · 8 filed transactions

S$5,565k

Median price

Filed transactions

102%

Spread, low to high

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 $5,565,000Loan, 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 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

Median price by month7 months with a sale

Dec '21 · S$5,250kMay '26 · S$6,800k

The transactions behind those figures8 of 8

Nothing modelled — these are the filed sales.

278.7 sqmSemi-detached · Resale · 2026-05

S$6,800,000$2267 psf

995.8 sqmDetached · Resale · 2024-12

S$10,500,000$980 psf

278.8 sqmSemi-detached · New sale · 2024-12

S$6,600,000$2199 psf

272 sqmTerrace · Resale · 2024-10

S$5,050,000$1725 psf

396.1 sqmSemi-detached · Resale · 2023-06

S$5,330,000$1250 psf

464.4 sqmDetached · Resale · 2023-02

S$5,800,000$1160 psf

375.8 sqmSemi-detached · Resale · 2022-04

S$4,950,000$1224 psf

381 sqmSemi-detached · Resale · 2021-12

S$5,250,000$1280 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

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's around

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

Nearest station

Tanah Merah

1.0km

Primary schools within 1km

nearest 938m

Primary schools · straight-line distance

Temasek Primary School938m

1 more between 1km and 2km

Bedok Green Primary School1.7km

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 Merah1.0km
Bayshore1.5km
Expo1.8km

Also nearby

Hawker centreBedok Food Centre260m
ParkEast Coast Park Area G1.0km
Other schoolsBedok South Secondary School511m

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 Landed · Bedok AvenueStraight-line, not walking — what sits between two points is in no dataset here.

16projects within 300m

$1,166–$1,934the middle half, per sq ft

$1,511median of those sales

From 121 filed sales — the 20 most recent at each project, which is all this index keeps. 2 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Landed · Bilal Lane	156m	2026-08	—	186 sqm	$2,517
Country Park Condominium	167m	2026-08	01-05	125 sqm	$1,914
Landed · Jalan Haji Salam	73m	2026-07	—	422 sqm	$1,251
Landed · Jalan Haji Salam	73m	2026-07	—	216 sqm	$2,311
Country Park Condominium	167m	2026-07	01-05	122 sqm	$2,018
Kew Grove	257m	2026-07	—	209 sqm	$2,228
Fairmount Condominium	289m	2026-07	01-05	182 sqm	$979
Eastwood Green	210m	2026-05	01-05	91 sqm	$1,276
Eastwood Centre	254m	2026-05	01-05	86 sqm	$1,080
Kew Place	265m	2026-05	—	280 sqm	$1,776
Bagnall Haus	198m	2026-04	01-05	116 sqm	$2,480
Bagnall Haus	198m	2026-03	01-05	71 sqm	$2,540
Bagnall Haus	198m	2026-02	01-05	116 sqm	$2,656
Country Park Condominium	167m	2026-01	01-05	127 sqm	$1,778
Bagnall Haus	198m	2025-12	01-05	116 sqm	$2,621
Bagnall Haus	198m	2025-12	01-05	46 sqm	$2,706
Bagnall Haus	198m	2025-11	01-05	70 sqm	$2,619

The 17 most recent are listed, out of 121 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.

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

Approved	Away	Bearing	Height	What
2025-04-30	177m	268° W	3 storeys	Proposed reconstruction of the existing 3-storey semi-detached dwelling house to a 3-storey envelope control semi-deta…
2025-03-17	248m	260° W	3 storeys	Proposed reconstruction to the existing 3-storey corner terrace dwelling house to a 3-storey envelope control corner t…
2025-01-15	256m	266° W	3 storeys	Proposed reconstruction of an existing 2-storey semi-detached dwelling house to 3-storey envelope control semi-detache…
2026-02-03	256m	266° W	3 storeys	Proposed amendment to approved reconstruction of an existing 2-storey semi-detached dwelling house to 3-storey envelop…
2024-04-12	265m	266° W	3 storeys	Proposed amendment to approved reconstruction of an existing 2-storey semi-detached dwelling house to a 3-storey envel…
2025-04-15	292m	281° W	3 storeys	Proposed new erection of a 3-storey envelope control semi-detached dwelling house with attic on lots 04942n and 07790n…

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$5,565,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$5,565,000

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$124,117

Cash in handS$5,058,467

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.