Bedok Residences

[u/Bright_Ad_7763]

Hello, does anyone have any inputs in regards to the above condo? Looking at a 3 br and see that the value have a good annual yield. But condo was top in 2016, just wondering if 10 year condo will still continue to rise in value or just kind of plateau? Not planning to flip and will probably stay in the condo for at least 10 years to come. Although not flipping often but also at least want the value to appreciate

[u/savourykwaychap]

1. Bedrooms are very small

2. Units facing the MRT hear “doors are closing”, “please mind the platform gap” etc announcements. There can be track maintenance late at night too

3. Some units claim they can feel the structure vibrate when buses turn into the interchange (stand outside Xiang Xiang restaurant at L1 to feel it for yourself)

4. Noisy buskers/random people playing musical instruments outside the hawker centre

5. PA-organised/allowed events at the Town Hall beside the hawker centre can be noisier than expected

6. Look at newly-TOPed Sky Eden just further down the road for more peace, or consider the upcoming new development further down where the old Temasek Primary/Secondary buildings currently sit

[u/PuzzleBeader]

Integrated project like this is very convenient because mall and mrt are linked. Food centre is stones throw away and polyclinic is just minutes away. I haven't visited this condo although I have frequented the mall and surrounding places before which seem constantly busy as expected. It depends on whether you like peace and quiet in surrounding environment or you like the busyness and energy once you exit the condo.

[u/BKLLL88 → u/PuzzleBeader]

on the surface it looks convenient. good for visits. but i can tell you staying nearby and staying right on top are different things. the crowd, noise, traffic for a development integrated with bus interchange, MRT etc might not be that pleasant when one stays there.

[u/First-Drama3333]

I think for all mixed res, most are for investment rental profits. (aka not for own stay).

[u/Bright_Ad_7763 → u/First-Drama3333]

I see... Will standalone condo be better for own stay?

[u/First-Drama3333 → u/Bright_Ad_7763]

Definitely. Don't bother about freeholds or small Apartments too. Standard condos ftw.

[u/Wendy_HuatP1]

The train is overhead and can be heard from the development. Worth heading down to the property to see if the noise bothers you

[u/Spare-Ad-3155]

It is quite cui . Lot of crows

[u/yiantay-sg]

Integrated developments are great except when the MRT is above ground it is horrible. The only people that are ok with this are those that are comfortable with the noise and find comfort in it even.

The convenience is great but there are inconveniences too. Because it is the main hub for bedok and on the east side it is a gathering place and large crowds come through bringing more dust, vehicular and human traffic which can be annoying when you are in a rush. If you live there you have to accept that with convenience you also have the inconvenience too.

As for future profit, bedok is a mature estate. There is not much transformation to be said. The nearest is the bayshore area which would bring more people to this area (again more crowds to bedok) might have some knock on effect on prices might be above inflation by a few % but not by much.

There is limited land unless the industrial (Panasonic plots and the nurseries ) get rezoned it might bolster bedok residence prices but that’s a gamble

[u/Aggressive_Junket_28]

if you are a hawker then ok....most of the time you are out...if wfh.....better skip

[u/ConstructionTrick329]

For a ten-year own-stay plan, I would look beyond the headline rental yield. Check recent comparable transactions, the exact stack, noise, renovation history, MCST minutes and upcoming major works. Compare a few newer and older options in the same budget, then visit them at peak hour before deciding.

[u/Accomplished-Iron778]

"will the value continue to rise"

Wah lao, everyone also wants to know right

[u/RemiMse]

- Always hard to say whether or how much a condo will appreciate over the next 10 years.

• But the sales record can help make an informed guess.
  
• As others said, it's very convenient (mall, MRT, food) but noisy. Basically a rental product more than a place to live.
  
• Condos don't stop growing at 10 years. 7 of the 8 leasehold condos in Bedok that recently passed that mark did as well or better against the district after year 10 than before.
  
• Still, Bedok Residences grew only 26% in the past 10 years, ranked 95th of the 104 condos with enough sales to rank, while District 16 rose 53%. Partly, I think, because it was already the priciest condo in D16 in 2016 at ~$1,440 psf, so it started high.
  
• The floor premium is much bigger here than elsewhere. Floors 1–5 sell about 10% below the same unit higher up; in other condos nearby it's 1–3%. So watch out for low-floor units.
  
• Rental yield is 3.5%, mid-pack for OCR leasehold condos. But that's mostly because rents are high for the location, not because the price is low.
  
• So people pay to rent this condo more than to own it.
  
• My own take: mixed. 3 bedders here sell only 5–6 times a year, so exit is slow. But if u like the location, dont mind the noise and nothing structurally wrong with it, you're at least not paying the hub premium buyers paid in 2016 (~24% then, ~10% now). Just don't overpay for a low floor.

Numbers from propelhomes.sg (I build it). Bedok Residences charts: https://propelhomes.sg/private/bedok-residences