Why Bedok's TEL expansion is changing the property calculus in 2026
Bedok has long been one of Singapore's most liveable mature estates — a strong hawker culture, Bedok Reservoir, well-maintained blocks and good EWL access to Tampines and the city. It is Singapore's most populous planning area with a long-established community feel that newer towns still cannot replicate.
The game-changer in 2026 is the TEL Stage 4 stations — Bedok South and Bayshore — connecting the D16 coastline to the Thomson-East Coast Line. Properties near Bayshore have seen speculative interest from buyers expecting a new condo corridor to develop along the Marine Parade–Bedok coastline over the next decade, with early sites already being launched.
Bedok PSF — what the numbers say
Data is indicative based on recent URA/HDB transactions as at July 2026. Exact values vary by floor, facing, block age and renovation. Always verify with Alvin for unit-level analysis.
| Flat type | Typical range (S$) | Median PSF | Trend |
|---|---|---|---|
| 3-room | $390,000 – $520,000 | $560 – $660 | → Steady |
| 4-room | $580,000 – $800,000 | $600 – $750 | → Stable |
| 5-room | $700,000 – $920,000 | $580 – $720 | → Stable |
| Executive | $750,000 – $980,000 | $540 – $680 | → Stable |
| Development type | Area | PSF range | Tenure |
|---|---|---|---|
| Condo resale (99-yr) | D16 / Bedok | $1,400 – $1,900 | 99-yr |
| Condo resale (freehold) | Kembangan / Eunos | $1,600 – $2,300 | Freehold |
| New launch (TEL corridor) | Bayshore / Siglap | $2,000 – $2,700 | 99-yr |
| EC resale | Simei / Tampines | $1,100 – $1,300 | 99-yr EC |
PSF ranges are indicative based on market research and recent transactions as at July 2026. Note: HDB resale prices declined 0.3% in Q2 2026 (second consecutive quarterly decrease); OCR private condo prices were broadly flat (–0.2%). Individual unit prices may differ — verify with Alvin before making any purchase decision.
MRT access and connectivity in Bedok
Schools in and around Bedok
School proximity and MOE 1 km / 2 km priority phases are important to many buyers in this area. Always verify catchment zones directly at moe.gov.sg before making purchase decisions based on school access — zones are reviewed annually.
| School | Level | Area |
|---|---|---|
Red Swastika School Bedok North Avenue 2 |
Primary | Bedok |
Yu Neng Primary School Bedok North Road |
Primary | Bedok |
Bedok Green Primary School Bedok South Avenue 3 |
Primary | Bedok |
St Anthony's Canossian Primary Bedok North Avenue 4 |
Primary | Bedok |
Anglican High School Woodlands Avenue 1 |
Secondary | Woodlands |
Bedok North Secondary School New Upper Changi Road |
Secondary | New |
"Bedok is Singapore's most underrated estate story in 2025–2026. It's got EWL, it's got food culture, it's got Bedok Reservoir — and now it's getting TEL stations. Buyers near Bayshore who get in before the new condo corridor fully forms are capturing an infrastructure premium at HDB prices. That window is closing as TEL awareness builds."
Talk to Alvin about property in Bedok
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Alvin Bek · PropNex Realty Pte Ltd · CEA Reg. No. R058751Z · Estate Agency Licence No. L3008022J
Information is for general guidance only and does not constitute financial, legal or investment advice.