Type

Units

Min Area

Price Range

2 BR

688 sqft

From S$1.2XM

Property Highlights

Spacious 2-bedroom, 2-bathroom unit spanning 688 sqft in the heart of Bedok's residential hub
Just 7 minutes walk (580m) to Tanah Merah MRT station on the East-West line for seamless connectivity
Competitively priced at S$1,265,000 offering strong value in a well-established neighbourhood
Excellent accessibility to Changi Airport, East Coast Parkway, and major business districts
Ideal for upgraders, investors, and owner-occupiers seeking a balanced East-facing location

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Ref: 500114416

The Glades, Bedok Rise: A Contemporary Residential Sanctuary

Situated at 18 Bedok Rise, The Glades presents a compelling residential opportunity for discerning buyers seeking a well-proportioned property in one of Singapore's most established neighbourhoods. This 2-bedroom, 2-bathroom condominium spans 688 square feet, offering an intelligent layout that maximises both living and entertaining potential. Priced at S$1,265,000, this offering strikes a balance between affordability and desirability for the modern Singapore homebuyer.

The property's location within Bedok Rise places it at the intersection of residential tranquillity and urban convenience. Bedok has evolved into a mature residential enclave with a strong community identity, characterised by established residential blocks, local amenities, and reliable infrastructure. The neighbourhood benefits from decades of development and refinement, creating an environment where property values have demonstrated consistent appreciation over time.

Proximity to Tanah Merah MRT Station

One of the most significant advantages of The Glades is its exceptional proximity to Tanah Merah MRT station on the East-West line. Located merely 7 minutes' walk away (approximately 580 metres), this property offers residents direct access to one of Singapore's most strategically positioned transport hubs. The East-West line serves as a critical arterial route connecting the residential east coast to the financial heart of the CBD, making daily commutes both swift and straightforward.

Tanah Merah station functions as more than a transport interchange; it is a gateway to Changi Airport, positioned just two stations eastward. This proximity fundamentally reshapes the property's appeal for executive households, frequent business travellers, and expatriate professionals who value proximity to Singapore's primary aviation hub. The station's connectivity to Marina Bay, Raffles Place, and the Central Business District via the East-West line ensures that corporate professionals can reach their workplaces within 20 to 30 minutes, depending on their specific destination.

Layout and Interior Configuration

The 688-square-foot layout has been designed to accommodate contemporary living standards without excessive space wastage. With two distinct bedrooms and two full bathrooms, this configuration suits a variety of buyer profiles: young professionals purchasing their first property, upgraders transitioning from smaller units, and investor-owner occupiers seeking a unit that balances personal comfort with rental potential. The dual-bathroom arrangement is particularly valued in the Singapore market, as it eliminates morning congestion and provides enhanced functionality for households with multiple working adults or visiting family members.

The spatial allocation reflects modern design thinking, where living areas prioritise openness and natural light rather than excessive room count. Such configurations are increasingly preferred by younger demographics who work flexibly and require adaptable spaces for home offices, entertainment, or leisure activities. The unit's orientation and window placement would influence natural ventilation and light penetration throughout the day, typical considerations for buyers evaluating daily livability and utility consumption.

The Bedok Neighbourhood Context

Bedok Rise occupies a special position within the broader Bedok estate. Unlike the HDB-dominated lower Bedok areas, this stretch features a mix of mature private residential properties and well-established condominiums that have proven their staying power in the market. The neighbourhood's demographic composition skews towards established families, upgraders, and investors who have already proven their commitment to the East Coast residential experience.

The immediate vicinity benefits from convenient retail, F&B, and daily necessities. Bedok is home to several shopping precincts and hawker centres that cater to both residents and passing commuters. Schools, medical facilities, and recreational spaces round out the neighbourhood's appeal, making it particularly attractive to family-oriented buyers who value the complete residential ecosystem rather than merely the property itself.

Transportation and Connectivity Beyond MRT

Beyond the MRT, The Glades enjoys strategic positioning relative to major expressways. The East Coast Parkway runs proximate to the property, facilitating rapid access southbound to Changi and eastbound along the coast. For northbound travel toward the CBD and Marina Bay, the Pan Island Expressway offers a direct route. This dual expressway accessibility makes the property particularly suitable for households with multiple vehicles or those requiring frequent access to different parts of Singapore.

The proximity to Changi Airport cannot be overstated in its impact on property desirability. Professional households, travelling executives, and those requiring flexible access to Singapore's international gateway find immense value in a location where airport commutes are measured in minutes rather than the hour-plus journeys required from the northern and western reaches of the island.

Investment Characteristics and Market Positioning

At S$1,265,000, the property occupies a particular niche within Singapore's residential investment landscape. This price point sits firmly within the range that attracts both genuine owner-occupiers and savvy investors seeking rental yield. The 2-bedroom configuration has demonstrated consistent rental demand from young professionals, expatriate couples, and small families who seek quality accommodation in accessible, well-served locations.

The Bedok market has historically demonstrated resilience during property cycles, attributed to its maturity, established demand base, and consistent supply constraints. Unlike peripheral estates still experiencing new launch activity, Bedok's slower supply pipeline supports stable values and gradual appreciation. For investors, this translates to lower volatility and more predictable capital preservation compared to emerging areas experiencing rapid value fluctuations.

Prospective investors should note that rental yields in the Bedok segment typically range between 3 and 4 percent gross yield, depending on specific unit configuration and market conditions at the time of acquisition. A property at this price point, rented appropriately, could generate consistent monthly cashflow while maintaining exposure to long-term capital appreciation.

Suitability Across Buyer Profiles

The Glades appeals to multiple distinct buyer categories. First-time upgraders from smaller HDB properties or transitional apartments find this 2-bedroom configuration sufficiently spacious whilst retaining affordability. Established professionals seeking owner-occupied security in a prestigious private address appreciate the neighbourhood's stability and transport credentials. Investors hunting for entry-level condominiums with proven rental demand recognise the property's capacity to generate sustainable yields within a mature, stable market.

For the high-net-worth buyer, The Glades may serve as a diversification asset or a streamlined pied-à-terre, particularly one requiring easy airport access. The property's modest size and established location appeal precisely because they avoid the complexity and maintenance demands of sprawling residences whilst retaining all essential amenities and conveniences.

Conclusion

The Glades at 18 Bedok Rise represents a thoughtfully positioned residential asset in one of Singapore's most established neighbourhoods. At S$1,265,000, the property offers genuine value to owner-occupiers and investors alike, supported by exceptional transport connectivity, stable market fundamentals, and a mature residential environment. Whether your priority is seamless MRT access to the CBD, proximity to Changi Airport, or investment yield potential, this property merits serious consideration within Singapore's competitive residential market.

Frequently Asked Questions

What is the estimated gross rental yield for The Glades if purchased as an investment property?

A property at The Glades' price point typically generates gross rental yields between 3.0 and 3.8 percent annually, depending on market conditions and specific unit appeal. For a unit priced at S$1,265,000, this translates to approximately S$37,950 to S$48,070 in annual gross rental income, or roughly S$3,200 to S$4,000 monthly. The actual yield achievable depends on unit condition, furnishing standard, and tenant profile; units marketed to expatriate professionals and executives on assignment in Singapore's CBD tend to command premium rents, particularly those offering convenient MRT access and airport proximity. Bedok's established rental market ensures consistent demand, though prospective investors should conduct detailed comparable rental analysis for similar 2-bedroom units in the same development before finalising acquisition decisions.

How does the S$1.265M asking price compare to recent per-square-foot transactions in Bedok Rise and surrounding areas?

The asking price of S$1,265,000 for 688 square feet equates to approximately S$1,839 per square foot, positioning The Glades within the mid-to-upper range for mature Bedok condominiums of similar vintage and configuration. Recent comparable sales in Bedok Rise and the immediate catchment area have ranged between S$1,750 and S$1,950 psf for 2-bedroom units, depending on specific unit positioning, remaining lease length, and amenity configuration. The current asking price reflects market confidence in the property's desirability, supported by strong East-West line connectivity and established neighbourhood credentials. Buyers should obtain recent appraisal reports and comparable sales analysis from their banking institutions to verify alignment with prevailing market values, particularly in the current interest rate environment where financing costs significantly impact buyer purchasing power.

What are the Additional Buyer's Stamp Duty implications for a second-property purchaser at this S$1.265M price point?

Additional Buyer's Stamp Duty (ABSD) significantly impacts second-property purchasers at this price range. For a second residential property purchase, ABSD is levied at 15 percent of the property's purchase price or market value, whichever is higher. On a S$1,265,000 purchase, ABSD would amount to S$189,750, plus the standard conveyancing stamp duty. This brings total stamp duty liability to approximately S$210,000 to S$215,000, depending on exact valuation and legal fee structures. For investors and second-property buyers, this substantial tax burden must be incorporated into the investment return calculation, effectively reducing net yield by 1.5 to 2.0 percentage points over the property's holding period. First-time buyers remain exempt from ABSD, making this property particularly attractive for owner-occupiers taking their initial step into the private residential market. Buyers with existing property holdings should engage tax advisors to understand their full ABSD liability before proceeding.

What lease decay risks apply to The Glades, and how might this affect future resale value?

The Glades' lease tenure critically determines its long-term capital appreciation potential and future marketability. Properties with leasehold tenures of 90+ years remain largely unaffected by lease decay concerns; such properties typically maintain stable valuations and strong lending support throughout their economic life. However, for properties with leases approaching the 70-80 year threshold, mortgage availability becomes constrained and buyer demand may diminish due to perceived investment risk. Banks typically restrict financing for properties with less than 60 years remaining lease, fundamentally limiting the buyer pool and suppressing resale values. Buyers considering The Glades as a long-term investment or owner-occupied residence should obtain a definitive lease status statement from the developer or management corporation and factor remaining tenure into their acquisition decision. Properties with 99-year leases enjoy no practical decay risk during the investor's holding period, whilst those with declining leases approaching 60 years may face material resale friction within 10-15 years.

How does proximity to Tanah Merah MRT station affect demand and long-term capital appreciation for this property?

Tanah Merah MRT station's dual role as both a major east-west line interchange and the gateway to Changi Airport fundamentally supports demand and capital appreciation for The Glades. Properties within 10 minutes' walk of this station command consistent price premiums of 10-15 percent relative to more distant Bedok properties, reflecting the quantifiable reduction in commute time and enhanced convenience for airport-frequent professionals. Capital appreciation has historically tracked the broader East-West line expansion and operational improvements; properties near major interchanges have outperformed peripheral locations by 2-3 percent annually during growth cycles. The station's role in Singapore's transport strategy ensures ongoing government investment in accessibility, frequency, and connectivity, supporting long-term demand sustainability. For upgraders and investors, this proximity essentially ensures that the property maintains appeal across multiple buyer cohorts regardless of changing economic conditions, as professionals will perpetually value efficient CBD commutes and airport access. The scarcity of new MRT-proximate private residential stock in Bedok further supports valuations, as supply constraints historically strengthen properties positioned near major transport nodes.

Which buyer profiles find The Glades most suitable, and why?

The Glades appeals most strongly to upgraders transitioning from smaller HDB flats or studio apartments seeking their first private property; the 2-bedroom configuration and modest 688 sqft footprint avoid the complexity and maintenance burden of sprawling units whilst delivering genuine residential improvement. Young professional couples and expatriate pairs on Singapore assignments value the MRT proximity and airport access, combined with the property's relative affordability compared to central or prime location alternatives; for such buyers, the Bedok location balances career accessibility with reasonable acquisition costs. Investor-owner occupiers appreciate the unit's dual appeal: sufficiently compact and well-appointed to support consistent rental demand from the young professional tenant base, yet comfortable enough to occupy personally during market downturns or personal circumstances requiring owner occupancy. High-net-worth individuals sometimes acquire such properties as diversified investments or convenient pied-à-terre arrangements, valuing the transport credentials and lower complexity relative to premium developments. First-time private property buyers find the price point and 2-bedroom layout psychologically comfortable, representing a significant step forward from HDB ownership without the intimidation of multi-million dollar penthouses or sprawling sprawling estates. Families with young children sometimes acquire such units as stepping stones toward larger family properties, using the investment period to build equity and understand the private residential market dynamics.

What is the approximate financing headroom and TDSR impact for a buyer at the S$1.265M price point?

A buyer financing S$1,265,000 at a 90 percent loan-to-value ratio would require approximately S$380,000 in down payment and stamp duty costs, with the bank approving roughly S$1,138,500 in mortgage funds. At prevailing rates around 4.0-4.2 percent per annum on a 25-year tenure, monthly mortgage servicing would approximate S$5,450 to S$5,600. Total Debt Servicing Ratio (TDSR) regulations cap individual debt obligations at 60 percent of gross monthly income, meaning a buyer would require approximately S$9,000-S$9,300 in gross monthly income to comfortably service this property's debt without TDSR constraints. The actual monthly outgoings, including mortgage, property tax, management fees, and home insurance, would likely total S$5,800 to S$6,200, requiring gross income of approximately S$9,700-S$10,300 to maintain TDSR headroom. Buyers with existing mortgage obligations, car loans, or credit card debt face reduced borrowing capacity, as banks aggregate all debt servicing into the TDSR calculation. Expatriate buyers on employment pass visas should verify their lenders' specific expatriate lending policies, as some institutions impose additional income verification requirements or slightly higher interest rate premiums for non-citizen borrowers. Professional buyers with bonus income or variable compensation should prepare comprehensive financial documentation to support lending applications.

How does The Glades compare to competing 2-bedroom developments in the nearby Bedok vicinity at similar price points?

The Glades competes directly with several established Bedok condominiums in the S$1.2-1.4 million price range for 2-bedroom units, including nearby developments known for East-West line proximity and established rental markets. Comparable properties in the immediate catchment typically offer similar unit dimensions (680-700 sqft), though specific amenity configurations, building age, and maintenance standards vary considerably. Older developments from the 1990s-early 2000s era sometimes offer slightly lower purchase prices but may present deferred maintenance concerns or aging common facilities; The Glades' relative vintage affects pricing but also influences the property's physical condition, energy efficiency, and cosmetic appeal. Newer developments command price premiums of 5-10 percent but may offer enhanced security, upgraded common areas, and lower near-term maintenance concerns. The Glades' competitive positioning depends critically on specific unit condition, remaining lease tenure, and its position within the overall development's spatial hierarchy (corner units, higher floors, and east-facing aspects typically command premiums). Prospective buyers should conduct site visits to competing developments, engage independent valuers, and request comprehensive comparative market analyses from their bank's valuation teams before finalising acquisition decisions. Recent transaction data for comparable units within The Glades development itself provides the most reliable pricing benchmark.

Which unit stack or floor level within The Glades typically offers the best value for money?

Within a typical Bedok condominium like The Glades, lower-to-mid floor units (floors 2-8) typically offer superior value-for-money compared to penthouse or ultra-premium higher floors, as they provide meaningful amenity access, reasonable natural light, and genuine privacy whilst commanding 8-12 percent discounts relative to identical mid-to-upper level units. Mid-level units (floors 8-15) represent the sweet spot for most buyers, delivering elevation sufficient for morning light penetration and reduced street noise whilst avoiding the premium pricing associated with higher floors without proportional lifestyle improvement for most residents. North-facing units cost slightly less than their south-facing counterparts (relevant in tropical Singapore where southern exposure can increase cooling costs), though east or west orientation often commands modest premiums due to morning light and architectural appeal. Corner units throughout the building typically sell at 5-8 percent premiums due to superior cross-ventilation and often superior light, though the actual premium varies with floor level and development layout. Units positioned away from lift cores and common facilities enjoy greater privacy and potentially reduced noise transference, particularly valuable for work-from-home professionals. Prospective buyers should physically visit multiple floor levels and unit orientations before deciding, as architectural preferences and noise sensitivity vary considerably by individual. The most valuable units for investors are typically mid-floor, well-aspect units away from lift cores, as these command premium rental rates from tenant demographic most willing to pay for quality accommodation.

What future supply pipeline exists for residential developments in the Bedok district, and how might this affect The Glades' long-term capital appreciation?

Bedok's supply pipeline for new residential developments remains relatively constrained compared to peripheral growth areas, with limited remaining commercial land zoned for residential conversion and most available sites already developed. The Singapore government's focus on developing the Greater Southern Waterfront and eastern growth corridors has moderated new private residential supply in established Bedok, supporting stable valuations for existing properties. However, the URA's long-term plans indicate potential mixed-use redevelopment opportunities at various Bedok precincts, particularly around transport nodes and commercial districts; such developments could introduce new supply that might moderate price growth in specific microlocations. The supply constraint is actually positive for The Glades' capital appreciation prospects, as scarcity of new competitive stock maintains demand from buyers seeking Bedok-accessible properties. Upcoming upgrading efforts at Tanah Merah station, including potential capacity enhancements and improved interchange connectivity, typically drive appreciation for proximate residential properties through enhanced commuting appeal. Negative supply catalysts would include large-scale HDB upgrading programmes introducing new public housing supply, though such initiatives typically target lower-income segments rather than private residential buyers. Buyers considering The Glades as a long-term holding should monitor URA planning documents, Land Transport Authority projects, and HDB development announcements for potential catalysts affecting the broader Bedok market. Overall, the constrained supply environment supports positive long-term appreciation fundamentals for established private residential stock in Bedok.

The Glades, Bedok Rise: 2-bed condo for S$1.265M near Tanah Merah