Bedok North Vale Review: 2025 MOP flats freshly placed on resale market

Bedok North Vale is a HDB housing project launched in the November 2016 HDB sales exercise.

Located on Bedok North Road, an 18-minute walk from Bedok MRT station, the BTO project received its Temporary Occupation Permit (TOP) in December 2020, at the height of the pandemic. That means the first resale flats will hit the market in December 2025, when the first batch of buyers fulfils their 5-year Minimum Occupation Period (MOP).

As part of a small HDB project consisting only of 215 2-room Flexi and 3-room flats, Bedok North Vale units might be in short supply. But it might still be worthwhile trying to get hold of a flat from this project as it comes with a 5-year MOP, while new HDB projects being built in Bedok are now likely to be subject to a longer, 10-year MOP due to being classified as Plus flats under the HDB’s new classification system.

So, for those of you who are thinking of snapping up a Bedok North Vale flat when it hits the resale market, is this BTO project worth considering? Let’s find out.

*Information from 99.co, PropertyGuru, and other property listing websites is accurate as of time of writing.

Bedok North Vale Price

At the November 2016 HDB BTO launch, Bedok North Vale prices were as follows: 2-room Flexi flats were sold for $135,000 to $236,000, while 3-room flats commanded indicative prices of $276,000 to $308,000. These relatively high prices are to be expected, since Bedok was classified as a mature estate at the time of the launch.

Let’s look at the resale prices of other flats nearby to get a rough idea of the kinds of resale prices Bedok North Vale flats could potentially command in 2025.

At 430A and 431A Bedok North Road, 3-room flats are currently being listed on PropertyGuru for $699,000 to $750,000. These flats received their TOP in June 2020 and are located a 15-minute walk from Bedok North Vale.

One thing to note, however, is that they are more attractive than Bedok North Vale in terms of public transport connectivity, as they are located only a 10- or 11-minute walk from Bedok and Bedok Reservoir MRT stations.

From this example, we can see that resale prices a 15-minute walk from Bedok North Vale are more than double the BTO prices. This bodes well for current owners. But what will investment potential be like for those who buy the flats on the resale market?

The fact that these flats come with a 5-year MOP might well boost demand, since new BTO flats in the area now risk being listed as Plus flats with a 10-year MOP under the HDB’s new classification system.

Bedok North Vale Site Plan

You can find the Bedok North Vale site plan here. The site plan shows the layout of the residential blocks and shared amenities with the HDB estate, which include a one-storey car park with a rooftop garden, a children’s playground, a fitness corner, a community garden and a community living room.

Bedok North Vale Location

Bedok North Vale is located on Bedok North Road, an 18-minute walk from Bedok MRT station. First off, while Bedok is a popular mature estate with good transport links to the city centre, I think the long distance of the nearest MRT station is one of this BTO project’s biggest drawbacks, and I daresay a dealbreaker for many.

That said, there are quite a few advantages to living in Bedok, including the availability of many popular food and shopping options. For starters, the famous Bedok Interchange Hawker Centre is a 16-minute walk away, the Blk 216 Bedok Food Centre is a 17-minute walk away, while the Bedok 85 Market is located a 25-minute walk away. The area’s biggest shopping mall, Bedok Mall, is accessible within 13 minutes on foot.

The flats also enjoy easy access to green spaces, with Bedok Town Park and the huge Bedok Reservoir Park both accessible on foot.

Families with kids have a fairly wide selection of schools to choose from, include East Coast Primary School and Fengshan Primary School, both of which are located within 1km. Other nearby schools include Ping Yi Secondary School, Yu Neng Primary School, Red Swastika Primary School and Bedok Green Secondary School.

Overall, I think this is an attractive and convenient neighbourhood to live in thanks to the wide variety of established amenities, as well as its being a reasonable distance from the city centre. The main drawback, as I mentioned earlier, is the nearest MRT station being just a little too far away for comfort.

According to feng shui readings, the Bedok North Vale site favours windfall luck, which can be favourable for those hoping to get rich quick. However, it also comes with the danger of losing wealth, so residents are cautioned to be prudent and stick to the rules.

Bedok North Vale Floor Plan

You can find the Bedok North Vale floor plans here. Bedok North Vale consists of 2-room Flexi and 3-room flats.

2-Room Floor Plan

The 2-room Flexi flats come in two layouts, a smaller Type 1 layout measuring 38 sqm, inclusive of air con ledge, and a more spacious Type 2 layout measuring 47 sqm, inclusive of air con ledge.

The Type 1 flats are ultra compact, so don’t expect to be able to place any bulky furniture. The kitchen is actually surprisingly spacious for a flat of this size, but for those who prefer open kitchens, which offer the illusion of space, be aware that you can’t have one with this layout as the kitchen is partially hidden behind the household shelter. Note also that the bathroom door is beside the main entrance to the flat.

The Type 2 flats are considerably more spacious, with the entrance of the kitchen sitting beside the main door. Here, again, the kitchen is fully enclosed and reasonably spacious for a flat of this size. The living/dining area is L-shaped and quite a bit more spacious than in the Type 1 flats.

3-Room Floor Plan

The 3-room flats measure 68 sqm, inclusive of air con ledge. They place the two bedrooms side by side, with the bedrooms and shared bathroom accessible via a corridor. Here, you have the option of opening up the kitchen into the living/dining area, or separating it with a partition wall.

Bedok North Vale Rent Price

Beginning in December 2025, the first batch of Bedok North Vale owners will be able to put their flats up for rent. What kinds of rents can we expect?

Newer 3-room flats on Bedok North Road are currently being listed on PropertyGuru for rents of $3,200 to $3,500 a month. This translates to an attractive potential rental yield, whether for the original BTO buyers or resale flat buyers.

Bedok North Vale Review

Honestly, I understand the attraction of mature estates. It’s great to have an abundance of great food and shopping options in the neighbourhood. What’s more, in the case of Bedok North Vale, the HDB project also enjoys access to nature thanks to the proximity of Bedok Reservoir Park.

The main drawback to this BTO project is the fact that the nearest MRT station is an 18-minute walk away. That’s just a bit too far for me, and many other Singaporeans, I’m willing to bet.

For investors, I suspect that Bedok North Vale’s 5-year MOP could potentially boost future demand, since newer flats in Bedok could end up being categorised as Plus by the HDB and come with 10-year MOPs, thus limiting the supply of newer resale flats over the next decade or so.