Condos in Bedok: Area Guide (2026)
Bedok area guide for 2026: MRT lines, schools, HDB resale medians and rents by flat type from data.gov.sg, condo basics and a buyer's checklist.
How we made this. Updated for 2026 with AI-assisted research. Figures are linked to their sources — check them before you act.
Bedok is Singapore’s second most populous planning area, after Tampines, and it mixes big HDB estates, condos and landed streets on the east side. This guide replaces our 2019 shortlist of five condos. It uses public data instead of project picks, because old project lists and prices go stale quickly.
At a glance
- SingStat’s General Household Survey 2025 counted 274,360 Bedok residents, the second most of any planning area after Tampines. About 61% lived in HDB flats and 22% in condos and other apartments.
- Propwise calculation from HDB resale data, Oct 2025–Sep 2026: median S$593,000 for a 4-room, S$795,000 for a 5-room and S$1.01m for an executive flat.
- The East-West, Downtown and Thomson-East Coast lines all serve Bedok. LTA expects new TEL and Downtown Line stations at Bedok South and Sungei Bedok to open in the second half of 2026, with no date announced as at 2 October 2026.
- Many flats are old. The median 3-room flat has about 52 years of lease left.
The estate in numbers
On URA’s Master Plan 2025 boundary, Bedok covers about 21.7 sq km (a Propwise calculation from the boundary dataset). In the 2025 survey, 61,430 residents lived in condos and other apartments and 42,620 in landed homes. Counts are rounded to the nearest 10 and come from a survey, so treat them as a guide to the mix, not a head count.
MRT lines and what is coming
Master Plan 2025’s rail station layer places these stations inside the boundary.
- East-West Line: Kembangan, Bedok and Tanah Merah.
- Downtown Line: Kaki Bukit, Bedok North and Bedok Reservoir.
- Thomson-East Coast Line: Siglap and Bayshore, which opened on 23 June 2024.
On the same page (updated 7 July 2026), LTA lists TEL Stage 5 (Bedok South and Sungei Bedok) for 2026. Its Downtown Line page lists the extension to Xilin and Sungei Bedok for 2026, so the Downtown and TEL lines will connect there. In April 2026 LTA said both would open in the second half of 2026. As at 2 October 2026 it had not announced an opening date, so check LTA before you plan around them.
Schools
The MOE school directory lists 11 primary schools, 9 secondary schools and Victoria Junior College under Bedok. For primary schools, MOE gives priority by home-to-school distance (within 1 km, then 1 to 2 km) when a school has more applicants than places. You must keep living at the registered address for 30 months from the start of registration. Verify any school on SchoolFinder.
HDB resale prices and rents
Islandwide, HDB’s resale price index fell 0.2% in the Q3 2026 flash estimate, the third dip in a row. The table is a Propwise calculation from the data.gov.sg resale dataset and the HDB rental dataset, Oct 2025–Sep 2026 (resales by registration month, rents by approval month).
| Flat type | Resales | Median price | Change vs prior 12 months | Median rent |
|---|---|---|---|---|
| 3-room | 498 | S$417,944 | -1.9% | S$2,800 |
| 4-room | 511 | S$593,000 | +1.4% | S$3,380 |
| 5-room | 211 | S$795,000 | +2.3% | S$3,700 |
| Executive | 60 | S$1,010,000 | +1.4% | S$4,150 |
Propwise calculation, data.gov.sg, Oct 2025–Sep 2026.
Medians hide a wide spread. The middle half of 4-room sales ran from S$529,000 to S$816,888, because lease age and location differ so much. Median remaining lease is about 52 years for 3-room flats and 59 for 4- and 5-room flats (computed from lease start years). In all, 83 of 1,302 Bedok resales crossed S$1m: 33 executive, 26 5-room and 24 4-room flats. Our lease decay guide explains why remaining lease matters at resale.
Condos in Bedok
Bedok sits in URA’s Outside Central Region. URA’s Q3 2026 flash showed private prices up 1.4% overall and 2.2% in that region, quarter on quarter. We do not name projects or quote private prices here, because we cannot verify them on a primary source. Instead, search the project you like on URA’s transaction search, compare its recent deals, and check tenure (freehold or 99-year) first.
Who Bedok suits
- Buyers who want one of the most populous planning areas, with several MRT lines and many schools.
- Families who accept older leases in return for a lower price.
- Upgraders who want to stay east while moving to a condo.
It suits you less if you need a long remaining lease for CPF use or resale. Our location guide and HDB flat guide help you weigh these trade-offs.
Checklist before you buy
- Check the remaining lease and how much CPF you can use. CPF Board pro-rates usage if the lease does not reach the youngest buyer’s age 95.
- Walk from the flat to the station at rush hour.
- Measure the home-to-school distance if a primary school matters.
- Pull recent sales for the same block or street and compare them with the asking price.
- Test your loan. Banks test affordability at 4% under the TDSR cap of 55%. Floating packages were about 1.5% to 1.8% and fixed about 2.0% to 2.2% after the 16 September Fed hike (Business Times, 2 Oct 2026). Use our mortgage calculator.
- A Singapore citizen who still owns a home pays 20% ABSD on a second property, unless the sale timing qualifies for a refund. Plan the sequence.
- Watch the BTO calendar. HDB’s November 2026 exercise covers about 7,960 flats across six towns, including Bedok.
Bottom line
Bedok offers choice and transport, and price depends mostly on lease age and distance to the MRT. The figures above are medians, so check the specific block before you decide.
Sources
- Resale flat prices based on registration date from Jan 2017 onwards — HDB via data.gov.sg, accessed 2 Oct 2026
- Renting Out of Flats from Jan 2021 — HDB via data.gov.sg, accessed 2 Oct 2026
- Resident Population by Planning Area/Subzone of Residence and Type of Dwelling (General Household Survey 2025) — SingStat, 30 Jun 2026
- Master Plan 2025 Planning Area Boundary and Rail Station Layer — URA via data.gov.sg (Master Plan gazetted 1 Dec 2025)
- General information of schools — MOE via data.gov.sg, accessed 2 Oct 2026
- Thomson-East Coast Line; Downtown Line 2 and 3 extensions — LTA, updated 7 July 2026 and 15 January 2026
- Train service adjustments along the TEL and DTL to facilitate rail expansion works — LTA, 28 Apr 2026
- Home-to-school distance and P1 registration — MOE, checked Oct 2026
- Flash estimate of 3rd quarter 2026 resale price index and upcoming flat supply — HDB, 30 Sep 2026
- Private home prices, Q3 2026 flash estimate — URA, 1 Oct 2026
- MSR and TDSR rules — MAS, checked Oct 2026
- Singapore mortgage rates rise following Fed hike — Business Times, 2 Oct 2026
- Additional Buyer’s Stamp Duty — IRAS, checked Oct 2026
- How much CPF savings you can use for your home purchase — CPF Board, checked Oct 2026