Sky Eden@Bedok Showflat Review

Quick facts about Sky Eden@Bedok

1. Sky Eden@Bedok is the first new launch project in Bedok Central in over 10 years 

As the first new launch condo in Bedok Central in over 10 years, we expect Sky Eden@Bedok to generate a lot of interest from buyers. The last new launch condo in Bedok was Bedok Residences which launched in 2011 and TOP-ed in 2015. 

In neighbouring Tanah Merah, the last new launches were Grandeur Park Residence in 2017, Urban Vista and The Glades in 2013 and eCO in 2012. 

2. There will be a sky garden on every floor

One of the main highlights of Sky Eden@Bedok is that there’s a sky garden on every floor. These are meant to provide a peaceful abode and a green space for residents amid the bustling Bedok Central neighbourhood.

Artist's impression of Sky Eden@Bedok's sky gardens

As URA regulations require projects to have at least 40% greenery in their developments, many new launch condos have been very creative in constructing green spaces within their compounds. Recently, enchanté in Newton also had a similar concept of 6 unique sky gardens on alternate floors, each with a different theme and concept. 

We'll elaborate more on the sky gardens in the Facilities section below.

3. Near to several reputable primary schools in Bedok

Sky Eden@Bedok is a great option for young families as there are plenty of primary schools in the vicinity. If you’re participating in the primary schools balloting exercise, Red Swastika School, Opera Estate Primary, Yu Neng Primary, Fengshan Primary and Bedok Green Primary are within a 1km radius. 

Temasek Primary, St. Stephen’s School, St. Anthony’s Canossian Primary and Damai Primary are within a 2km radius. 

Other popular schools in the vicinity are Anglican High School, St. Anthony’s Canossian Secondary School, Temasek Junior College and Temasek Secondary School. 

4. Mixed-use development 

There will be 12 commercial units on the ground floor of Sky Eden@Bedok. While 12 commercial units might not be a lot, it will still be convenient for residents as they can have some F&B options or grocery stores at their doorstep. 

Showflat model of Piccadilly Grand

We’ve seen several mixed-use developments in the past year, and they have performed pretty well during their sales launches. Both Piccadilly Grand and Canninghill Piers sold 77% on their launch weekends. Boutique condo Atlassia (which has retail stores on its ground floor) also moved almost 50% of units on its launch weekend. 

Hence, there’s demand for mixed-use developments and Sky Eden@Bedok meeting its supply in Bedok. Upcoming mixed-use developments are Sceneca Residence in neighbouring Tanah Merah and Lentor Modern, which is integrated with Lentor MRT station. 

P.S. Find out more about Sky Eden@Bedok by clicking on the "Enquire Now" button. Showflat previews are still open.

Sky Eden@Bedok's Unit Mix

[UPDATE] According to Frasers Property, all the 2-bedroom units at Sky Eden@Bedok have been fully sold on its launch day.

Sky Eden@Bedok’s 158 residential units will consist of 2 to 4-bedroom apartments across two 17-storey towers. 

Here are the unit types and sizes:

• 2-bedroom Deluxe (16 units) - 61 sqm (657 sq ft)
• 2-bedroom Premium (48 units) - 64 sqm to 69 sqm (689 sq ft to 743 sq ft)
• 3-bedroom Deluxe (32 units) - 83 sqm (893 sq ft)
• 3-bedroom Premium (46 units) - 101 sqm (1087 sq ft)
• 4-bedroom Premium (16 units) - 121 sqm (1302 sq ft)

There will also be 134 parking lots and 4 handicapped lots as well as 40 bicycle lots for residents and 16 commercial bicycle lots.

Even though it’s located close to the MRT station, it’s interesting that Sky Eden@Bedok doesn’t have 1-bedroom units since it has potential for rental opportunities. If you look at nearby condo developments, all of them have 1-bedroom units. Even the upcoming Sceneca Residence is expected to have 1-bedroom units. 

Meanwhile, the predominant units at Sky Eden@Bedok are 2 and 3-bedroom units, which suggests that it might be targeting younger and smaller families. Instead of investment opportunities, Sky Eden@Bedok is also more suitable for buyers looking for a property for own-stay. 

Coupled with the fact that Sky Eden@Bedok is near many popular primary schools, this could position the development as a condo for younger families whose children are about to start school. 

As Sky Eden@Bedok is located in the mature estate of Bedok, the development is also targeted at young families who want to stay near their parents and empty nesters (parents whose children have grown up and moved out).

Click on the “Enquire Now” button to find out more about the unit layouts at Sky Eden@Bedok. 

Review of unit layouts and floor plans at Sky Eden@Bedok

Sky Eden@Bedok Showflat: 2 Bedroom Premium - Type B2, 689 sq ft (64 sqm)

[UPDATE] According to Frasers Property, all the 2-bedroom units at Sky Eden@Bedok have been fully sold on its launch day.

Total no. of units:

• 32

Who is it suited for:

• Smaller families
• Young couples
• Empty nesters
• Tenants

Sky Eden@Bedok's 2 Bedroom Premium (Type B2) floor plan (689 sq ft, 64 sqm)

The type B2 2 Bedroom Premium unit is the second largest out of three different layouts for the 2-bedroom units at Sky Eden@Bedok. This unit has an efficient dumbbell layout where the two bedrooms and bathrooms are on opposite sides of the unit.

Sky Eden@Bedok's 2 Bedroom Premium (Type B3) floor plan (743 sq ft, 69 sqm)

For buyers who want more privacy for their bedrooms, the type B3 2 Bedroom Premium unit (743 sq ft, 69 sqm) has an L-shaped layout where both bedrooms are next to each other and share a common corridor.

The other 2-bedroom unit type is the 2 Bedroom Deluxe (Type B1, 657 sq ft, 61 sqm) which has a pretty similar layout to the showflat unit but with only one bathroom.

Living and dining area

The living and dining areas have a combined size of 237 sq ft (22 sqm) which is a decent size for a 2-bedroom unit, based on what we've seen in other new launches.

What the ID has done is to install a cabinet in the living room and this could be a great idea if you intend to have a TV or want to have some shelves for decorative ornaments. Even with this cabinet, we noticed that there was still plenty of walkway space in front of the coffee table. Hence, the living area will seem even more spacious without the cabinet.

However, one thing to note here is that the ID has also placed a small round coffee table. So, if you intend to have a larger coffee table, you'd have less room to walk around.

There's also enough space for a three or four-seater sofa in the living area. But one thing you have to take note of is that the length of the sofa has to be within the length of the wall behind it.

As for the dining area, it could sit a four-seater table comfortably. However, if you place your seats against the wall like what the ID has done in the showflat, you can actually fit up to a six-seater table. With this arrangement, you'll also have a lot of walkway space from the living area to the kitchen. If you choose to arrange your dining table in the conventional way, there will be sufficient space for a four-seater table.

Balcony

With a size of 54 sq ft (5 sqm), the balcony isn't huge but it's a great extension of space from the living area. You can add more seating spaces or have a small table for alfresco dining.

As the type B2 units face east, there might be some morning sun. But the good thing is that Sky Eden@Bedok's facade is built to reduce solar heat gain. This means that the temperature in your home will always remain cool.

As part of its environmental efforts, each unit at Sky Eden@Bedok will also be installed with a five-tick energy-saving air-conditioning system as rated by the National Environment Agency.

Kitchen

The kitchen in all the 2-bedroom units are U-shaped and it is semi-enclosed, thanks to the transparent glass backsplash behind the sink. The squarish layout of the kitchen allows for two people to be in the kitchen at the same time - one cooking and the other, washing at the sink. Instead of a fully open kitchen, this layout is perfect for buyers who prefer to have a dedicated kitchen space, even in a smaller unit like a 2-bedder.

However, like many 2-bedroom units, there are no windows for natural ventilation and there's only an induction cooker. Hence, residents will only be able to do some light cooking.

Having the transparent glass backsplash is a great addition as it allows more light into the kitchen and parents with young children can also keep a lookout for their kids as they are preparing meals.

One thing to note is that if you intend to cook frequently, you'd have to clean the glass regularly as oil stains might pile up.

All the kitchen appliances are by Bosch - the induction hob and hood, built-in oven and the free-standing fridge. Instead of the usual quartz countertop that we see in many new launches, Sky Eden@Bedok is providing a porcelain tile countertop to match the porcelain flooring of the unit. Both materials are great for kitchen countertops and are known to be durable, heat and scratch-resistant.

One thoughtful addition in the kitchen are these swivel baskets found in the lower kitchen cabinet. Due to the U-shaped layout of the kitchen, there are spaces in the cabinets that are hard to reach. Hence, these swivel baskets will help you get your items more easily. We've only seen this in one other new launch, enchanté, and this is definitely an ingenious idea.

Foyer space and linen closet

Although the type B2 2 Bedroom Premium unit does not have a long corridor at its entrance due to its efficient layout, there's still sufficient space for you to install a shoe rack.

All units are equipped with a digital door lock and smart home hub system. This allows remote access to your air-conditioner and a wireless video doorbell through a mobile application. Buyers can also add more smart home features if they wish to do so.

What we love here is the provision of a linen closet which we haven't seen in the 2-bedroom units of other new launches. Apart from a washer-dryer by Bosch which is a standard provision, there are fixed shelves with a hanging rod, an iron holder and an ironing board holder. All these provide ample storage space for residents to store their washing essentials and make it easier for you to do your laundry.

What's more, the linen closet is part of a built-in store cabinet which keeps it hidden. Another plus point is that the linen closet door can open up to a 170-degrees, so it doesn't disrupt the walkway space from the entrance of the unit to the dining area.

Master bedroom

The master bedroom and master bathroom have a combined space of 161 sq ft (15 sqm). Although this might not be a large master bedroom, the full-length windows help in bringing more light into the room and make it seem roomier.

Perhaps one other way to make the master bedroom more spacious is to place a queen-sized bed instead of a king-sized bed so that there will be more space at the sides of the bed.

The wardrobes come with LED lights which switches on as you open the wardrobe door. This is always useful to have especially when you come home late and you don't want to wake your partner up by switching on the main bedroom light.

Although there isn't enough space to fit a dressing table at the front of the master bedroom, the wardrobe comes with an accessory rack which you can store your bags and other small items like watches, perfumes, make-up, jewellery and more. There's also a mirror here, so you won't have to head to the master bathroom to get ready.

Common bedroom

With a size of 97 sq ft (9 sqm), the common bedroom is slightly larger than average and can fit up to a queen-sized bed. Unlike the master bedroom, the windows here are not full-length. But what's great is that the wardrobes are still fitted with LED lights, a provision that's usually only reserved for master bedrooms.

Bathrooms

Master bathroom of Sky Eden@Bedok's 2 Bedroom Premium unit

Both the master bathroom and shared bathroom are of a similar layout and size. Except for the rain shower in the master bathroom, the other provisions are similar. What we love is that the bathrooms are equipped with a bidet and all the mirror panels have storage space, including the ones at the side (as shown in the image below).

What's great is that all the bathrooms at Sky Eden@Bedok are fitted with slip-resistance tiles. For those living with elderly or pregnant family members, this is definitely a thoughtful provision to have which will make life easier for them. Not only that, all bathrooms also have wheelchair-friendly doorways and entrances to the shower areas.

Sky Eden@Bedok Showflat: 3 Bedroom Premium - Type C2-PH, 1,302 sq ft (121 sqm)

Total no. of units:

• 32

Who is it suited for:

• Families with two or three children
• Multi-generational families

There are three layouts of 3-bedroom units at Sky Eden@Bedok - 3 Bedroom Premium (Type C2 and C3) and 3 Bedroom Deluxe (Type C1). The showflat unit is the penthouse of the type C2 3 Bedroom Premium units. There are only a total of 10 penthouse units at Sky Eden@Bedok (both 2 and 3-bedroom units) and all of them are located on the 17th floor. Penthouses have a ceiling height of 4.8 metres in the living and dining areas.

Living and dining areas

The living and dining areas have a combined size of 355 sq ft (33 sqm) which is slightly larger than average. As you can see, the space in the communal area is accentuated by the high ceiling of the penthouse. But the space is decent even for a non-penthouse unit.

The living area has plenty of space to accommodate a four or five seater or an even larger sofa if you wish. You can also choose to have an L-shaped sofa or place a side couch. The width of the living area is also 3 metres, which is more than enough for you to consider placing a TV.

One thing you'd notice is that there's a window on the top half of the high ceiling. This will definitely help to bring in more light to the unit and make it brighter. As this particular unit will be facing south, there will be no morning or afternoon sun and the unit will be kept cool, thanks to the natural direction of the wind.

One consideration here is that since the window is quite high up, it will attract dust and cleaning it might be quite a hassle.

With a size of 75 sq ft (7 sqm), the balcony is slightly larger than the 2 Bedroom Premium unit. The balcony is quite a cosy space where you can add more seating spaces or you can consider turning it into an exercise area.

Similar to the living area, the dining area also has a lot of room. The ID has placed a six-seater dining table but if you need a bigger table for entertaining guests, the space can also fit up to an eight-seater table. You might also want to consider getting an extendable table so you can have more space when you don't need such a huge table.

Kitchen

Unlike the 2 Bedroom Premium unit, the kitchen in the 3 Bedroom Premium unit is fully enclosed and there's a window in the yard for natural ventilation too. The kitchen and yard area have a combined space 129 sq ft (12 sqm) which is larger than average.

As the 3 Bedroom Premium units cater to larger families which might cook more often, a gas cooker is provided instead of an induction cooker. Similar to the 2-bedroom units, the kitchen appliances are also provided by Bosch. The kitchen countertop is also made from porcelain.

The transparent glass backsplash behind the sink is also similar to what we've seen in the 2 Bedroom Premium unit showflat. One difference here is the colour of the kitchen cabinets. While the 2-bedroom units have a whitish colour scheme, the 3-bedroom units have a darker walnut-like colour scheme.

We would have loved it if buyers can choose between the two colour schemes, like what we've seen in other new launches.

Instead of having a linen closet, the laundry area is in the yard for the 3 Bedroom Premium unit. Instead of a combined facility, residents get a separate washer and dryer. Considering that the 3 Bedroom Premium will have more people staying under the same roof, it makes sense to have a separate washer and dryer so that you can use both appliances concurrently.

As there's a household shelter in the 3 Bedroom Premium unit, you can use it as storage space for your ironing board (hence, no need for a linen closet) as well as other groceries. You can also turn it into a helper's room as the yard is complete with a WC that has a shower head. The household shelter comes with a side swing door, so your helper can have some privacy when they are resting.

Foyer area

As compared to the 2 Bedroom Premium unit, the 3 Bedroom Premium unit has a longer corridor. The good news is that you can use the space for extra storage such as adding a shoe rack or you can even install a cabinet if you wish to.

What the ID had done in the showflat was to add some storage panels and shelves along the corridor from the unit's entrance to the dining and living areas.

Master bedroom

The master bedroom and master bathroom have a combined size of 194 sq ft (18 sqm), which isn't the largest we've seen. However, it is able to fit in a king-sized bed, leaving sufficient walkway space around it. With the full-length windows here, there will be plenty of light streaming into the bedroom during the day.

If you're planning to have a dressing table in the master bedroom, there's some space at the front of the bed. However, do note that you'll need to get a slim dressing table so as not to disrupt the walkway space. What the ID has done in the showflat is to install a built-in narrow dressing table to show you how much space you have.

Ultimately, as the master bedroom is not super huge, you have to pay more attention to the type of furniture you're planning to place in it.

As with the 2 Bedroom Premium units, all the wardrobes are fitted with LED lights and soft closing for their doors. These are both beneficial provisions that are not just tied to the master bedrooms.

The master wardrobe here is also equipped with an accessory rack and accessories drawer where you can store smaller items like belts, jewellery, bags, sunglasses and more. These has become more of a standard provision in new launches these days and it's great that Sky Eden@Bedok has jumped on the bandwagon as well.

The master bathroom pretty much looks like the one in the 2 Bedroom Premium unit. However, instead of having two mirror panels with storage, there's only one mirror panel as the space behind the water closet is a window instead. Although having a window in the bathroom is great for natural ventilation, we would have loved it if there were his and her sinks in the master bathroom to set it apart from the 2 Bedroom Premium unit.

Common bedrooms

The common bedrooms in Sky Eden's 3 Bedroom Premium unit have sizes of 97 to 108 sq ft (9 to 10 sqm) which are above average. What's great is that they both have full-length windows.

Both bedrooms are also able to fit up to a queen-sized bed. Hence, it's also suitable for multi-generational families which might have more than one married couple living under one roof.

Both bedrooms would also share one bathroom. All bathrooms are fitted with slip-resistant tiles, which make the unit suitable for the elderly and pregnant women who are more vulnerable.

Sky Eden@Bedok 4 Bedroom Premium Unit

For buyers who are interested in the 4 Bedroom Premium unit, there's no showflat for it but they can take reference from the 3 Bedroom Premium unit showflat.

The 4 Bedroom Premium units have a size of 1,302 sq ft (121 sqm) and 1,572 sq ft (146 sqm) for the penthouse unit. There are a total of 16 units.

Though the layout for the 4 Bedroom Premium unit is pretty similar to the 3 Bedroom Premium unit, there are a few differences. For instance, the 4 Bedroom Premium has a dry and wet kitchen concept but otherwise, the size and layout of the kitchen is pretty similar to the 3 Bedroom Premium unit. The 4 Bedroom Premium also has a Junior Master Bedroom, which means that it has three bathrooms as compared to two bathrooms in the 3 Bedroom Premium unit.

Stack analysis and facilities review of Sky Eden@Bedok

There are 10 stacks spread across two blocks at Sky Eden@Bedok. Stacks 1 to 5 are in the North Tower while Stacks 6 to 10 are in the South Tower. With two lifts serving each tower and shared only by five units, this means that it is quite exclusive for residents even though there are no units with private lifts.

Sky Eden@Bedok Stack Analysis - View from the stacks

As Sky Eden@Bedok is situated in a very built-up area of Bedok Central, residents won't get much of a view from their units.

Perhaps the "best" views would be from stacks 1, 2, 9 and 10 as they are not directly facing any building. These are the 3 Bedroom Premium and 4 Bedroom Premium unit types. Although Sky Eden@Bedok is along New Upper Changi Road which has the East-West line MRT track, its developers have managed to mitigate the noise by placing the residential blocks as far away as possible from the main road. Hence, despite overlooking the Bedok South HDB flats and industrial estate, these stacks have the project's facilities and green spaces as a buffer. As Bedok South industrial estate is pretty low-rise, units on the higher floors of these stacks could potentially get a partial view of the Opera Estate landed enclave.

On the flip side, Stacks 3, 4, 5 and 6 face the Bedok Town Centre while stacks 7 and 8 face the Linear Green @ Bedok HDB.

Sun analysis

What's great is that 80% of the units at Sky Eden@Bedok are north-south facing which means that most residents don't have to worry about the sunlight streaming into their home. Having a north-south orientation will also ensure that units will be kept well-ventilated due to the wind's current.

Stacks 7 and 8 are the only two units that are not north-south facing. These units face east which means that they are likely to get direct morning sun. However, as they are facing the Linear Green @ Bedok HDB, the morning sun will potentially be blocked.

On the other hand, stacks 1, 2, 9 and 10 might get some indirect afternoon sun from September to March when it is in the south-west direction.

Facilities at Sky Eden@Bedok

Site Plan

Biophilic design of Sky Eden@Bedok and sustainable efforts

Even though Sky Eden@Bedok is right in the heart of the bustling Bedok Central, its developer is committed to ensuring that the project is an urban green sanctuary that's sustainable and liveable for residents. Its facilities focus on a biophilic design which aims to connect residents more closely to nature through its architecture and green features.

It's no wonder that Sky Eden@Bedok has achieved the Green Mark GoldPLUS by Singapore's Building and Construction Authority (BCA).

Its project architect is ADDP Architects which has designed many notable projects like Seaside Residences and Martin Modern, while its landscape consultant is Tinderbox. The latter has worked on interesting projects such as Parc Greenwich, Piccadilly Grand and M Social Hotel as well as public spaces like Sembawang Hot Spring Park and the Singapore Botanic Gardens Bukit Timah Core Entrance. With both companies having a strong portfolio, Sky Eden@Bedok's residents can be assured that their facilities will be of high quality as well.

The main highlight of Sky Eden@Bedok's biophilic design is definitely its sky gardens which are landscaped sky bridges that connect the two residential towers on every level.

One interesting fact about the sky gardens is that they interlay between the different levels and this concept is inspired by the layering effect of a polypore fungi. This staggered form allows residents to enjoy some greenery views from their home.

Not only are the cascading sky gardens a sight for sore eyes, but they also promote cross ventilation and natural cooling of the building. The sky gardens are definitely an innovative idea, considering that Sky Eden@Bedok is situated in a very built-up area in a mature estate.

Both residential towers are spaced apart to promote air flow. As a result, the lobbies are cross-ventilated and the corridors have natural air circulation and ventilation. The common areas will also be installed with energy-efficient light fittings and the lifts will feature a regenerative drive system which can generate energy.

Elsewhere in the development, there are also pockets of green spaces which facilitate openness and bring nature to residents.

This is in line with Sky Eden@Bedok's commitment to promoting sustainability and biodiversity. Having more plants helps in air filtration and heat absorption while boosting air quality.

For instance, the developer chose to install a lily pond instead of a typical water feature as the latter would require the use of chemicals for maintenance. Hence, this creates an opportunity for biodiversity to flourish within the development and connects residents closer to nature.

There's also a community farm garden here where residents can grow produce and enjoy some quality bonding time with like-minded neighbours. Other green features include rainwater harvesting which is integrated with landscape irrigation system to conserve potable water.

Near the lily pond is where you'd also find the co-work sanctuary and co-work patio which are suitable for hybrid working environments. Many new launches these days provide such facilities due to changing work patterns since the Covid-19 pandemic, so it shows that Sky Eden@Bedok is keeping up with the trend. However, what sets Sky Eden@Bedok apart from others is that its co-work sanctuary is set within the backdrop of greenery.

There are work pods and wi-fi here and residents can also hold meetings if they wish to.

Apart from the biophilic design of Sky Eden@Bedok, we love how the project has also infused elements of greenery in the showflat to prove that it takes sustainability seriously.

Wellness and family-friendly facilities at Sky Eden@Bedok

The green features of Sky Eden@Bedok are mostly situated at the back of the development and away from the main road (New Upper Changi Road). This is known as the "tranquil zone".

All the other facilities are located nearer to the main road, known as the "active zone". This consists of facilities which typically see more crowds such as the pool, clubhouse and playground.

Those who would like to unwind can take advantage of the 30m infinity lap pool and spa pool. It would have been nice to have a 50m pool but considering that there are only 158 units, the 30m pool is actually pretty decent. Most boutique new launches of a similar size have pools that are around the same length too.

There's also a gym where residents can work out and a steam room for residents to wind down after.

What's great is that the kids' pool and kids' play area are separated from the infinity lap pool. Hence, families can have their quality bonding time without disrupting residents who use the main pool.

As young families are a target demographic of Sky Eden@Bedok, we expect the kids' area to get a little crowded especially on weekends and school holidays.

If you're planning a gathering with friends or family, you can make use of the social clubhouse, which is equipped with a kitchen, dining area and a lounge. There's also a social pavilion that comes with a BBQ grill, an alfresco dining section and and outdoor lounge.

As part of Sky Eden@Bedok's green efforts, green roofs will also be installed at the clubhouse and function room to reduce solar heat load.

The infinity lap pool, clubhouse and other communal facilities are located above the retail shops at Sky Eden@Bedok. However, as you can see, there are shrubs and barriers which hide the facilities from the general public.

Sky Eden@Bedok's location review and amenities nearby

Sky Eden@Bedok is perfect for buyers who love being near public transportation options, amenities, supermarkets and eateries. 

The development is a 5-minute walk to the Bedok Integrated Transport Hub, which connects residents to Bedok MRT on the East-West line, Bedok Bus Interchange and Bedok Mall. The Bedok Bus Interchange is one of the busiest in Singapore, with almost 30 bus services that’ll bring you to various parts of Singapore. 

Image source: zhenkang,CC BY-SA 4.0, via Wikimedia Commons

For those who drive, Sky Eden@Bedok is within a 10-minute drive to the nearest expressways, PIE and ECP. The development is also along New Upper Changi Road, which is a major road linking Bedok to neighbouring estates. It takes about 14 minutes to drive to Changi Airport and 18 minutes to drive to the CBD and Orchard (off-peak hours). 

In terms of shopping and dining options, the major shopping centre nearby is Bedok Mall which has over 200 shops and F&B outlets. 

Bedok Town Centre is just beside Sky Eden@Bedok, and here’s where you’ll find everything from coffee shops to sundry shops, hairdressers, beauty shops, tuition centres, banks and more. There are also three supermarkets - Sheng Siong at Blk 209, FairPrice at Blk 212 and Giant at Blk 215. 

Sky Eden@Bedok is within walking distance to Bedok Interchange Hawker Centre and Blk 216 Bedok Food Centre and Market, where you can get your hawker food fix. The latter also has a wet market. For more hawker and wet market options, residents can cross over to Blk 16 at Bedok South. 

Heartbeat@Bedok is a stone’s throw away from Sky Eden, and it is an integrated complex comprising a swimming pool, library, a polyclinic and the Kampong Chai Chee Community Club. For more sports and recreational facilities, Sky Eden’s residents can conveniently walk to Bedok Tennis Centre, Bedok Sports Hall, Bedok Sports & Fitness Centre and Bedok Stadium. East Coast Park and Bedok Reservoir Park are also within a 10-minute drive away. 

As Bedok is a mature estate, Sky Eden’s residents will get to conveniently enjoy a wide range of amenities not far from home. The development is also alongside HDB developments like Linear Green @ Bedok and older HDB flats. Hence, for buyers who prefer a quieter or more exclusive environment and want to be away from a bustling town centre, Sky Eden@Bedok might not be the most suitable for them. 

Price analysis of Sky Eden@Bedok and comparisons

The indicative pricing for Sky Eden@Bedok is as follows:

Data source: Sky Eden@Bedok's media release

[UPDATE] According to Frasers Property, Sky Eden@Bedok has sold 75% of units (118 of 158 units) at an average of S$2,100 psf. All the 2-bedroom units have also been fully sold on its launch day.

This isn't surprising as the last major new launch in the OCR, AMO Residence, had already surpassed the S$2,000 mark, which was a new record for an OCR project. We'll dive more into the effect of AMO Residence below.

P.S. Click on the “Enquire Now” button to find out more about the prices and book your showflat viewing slot. 

Average prices of condos near Sky Eden@Bedok and new launches in neighbouring districts in the past one year 

If you look at the new launches in neighbouring districts, 77 @ East Coast and Pasir Ris 8 were the most recent launches in 2020 and 2021 respectively. Both had average psf prices of over S$1,700 in the past year, with Pasir Ris 8 surpassing the S$1,800 mark.

Other new launches, Treasure at Tampines and Parc Komo, launched in 2019, and their average psf prices are now lower than the former two. It’s also worth mentioning that Parc Komo is a mixed-use development while Pasir Ris 8 is an integrated development linked to Pasir Ris MRT station.

However, in terms of location, Parc Komo is located further east along Upper Changi Road North. Hence, it makes sense that Sky Eden’s indicative prices are higher than both, considering that it is launching more than a year after Pasir Ris 8.

Artist's impression of Komo Shoppes at Parc Komo

As there aren’t any other new launches in District 16, let’s look at the average prices of projects near Sky Eden. 

The condos around Tanah Merah MRT, eCO, Urban Vista and The Glades launched around the same time period from Sep 2012 to 2013. Their average prices are around the same in the past year, around S$1,373 to S$1,494 psf. Grandeur Park Residences, which launched 4-5 years later in 2017, has an average price of S$1,612. This is about 8-17% higher than the condos in the same area, which is understandable since it just TOP-ed in 2020. 

As compared to Tanah Merah, the area around Bedok MRT has only seen one condo (Bedok Residences) in more than 20 years. This might explain why Bedok Residences’ prices are higher than Urban Vista and eCO even though it launched earlier in 2011. Bedok Residences is also linked to Bedok Mall and Bedok MRT, and hence it is expected to command a higher price. 

Here’s how the prices of condos mentioned above have changed since their launch. 

Based on this price chart, Bedok Residences has had the most gradual increase in the past 10 years, with prices going up 12.3% as compared to the rest, which launched in 2012-2013. There were some dips in 2013 due to cooling measures and in 2016, but since then, there has been a steady increase. 

In the past five years, Grandeur Park Residences has seen the most significant increase at 17.36%. It’s also worth noting that Grandeur Park Residences had an average price of S$1,389 when it launched in 2017, which is lower than the average launch prices of The Glades (S$1,476) and Urban Vista (S$1,486) in 2013, but it has appreciated more. This might be due to the fact that it’s the newest condo in the area. 

With Sky Eden@Bedok coming into the market, it fulfils both criteria of being new and a mixed-use development and hence, it has a good chance of appreciation. 

Average prices of new sale transactions in the OCR in the past one year 

Based on the data sourced from URA and 99.co’s Researcher, the average psf price for new condo sale transactions in the OCR in the past year is S$1,721.

Do note that this price chart does not include transactions for AMO Residence, which launched very recently in July 2022. However, based on records of URA’s private residential property transactions, AMO Residence’s average psf price is S$2,113. This was a new benchmark for residential projects in the OCR. 

If we factor in AMO Residence’s transactions, the average psf prices of OCR projects will be higher. 

Artist's impression of AMO Residence

Effect of AMO Residence

AMO Residence sold 98% of its units on launch day, which is one of the best results for a new launch condo. This was mainly because it is the first new launch condo in Ang Mo Kio in over 8 years, near multiple popular schools like Ai Tong School and is just minutes away from Mayflower MRT station. 

AMO Residence’s performance and price will definitely influence the prices of upcoming new launches in the OCR. And it has evidently influenced Sky Eden@Bedok's prices.

This might be due to several similarities between Sky Eden@Bedok and AMO Residence. Sky Eden@Bedok is the first new launch in Bedok Central in 10 years and it is also within close proximity to popular schools like Red Swastika, Opera Estate Primary and Yu Neng Primary. It is also a short walk to Bedok MRT station and Bedok Integrated Transport Hub. Sounds familiar, right? But Sky Eden@Bedok has even more attributes which might explain why its prices are inching close to AMO Residence.

Firstly, Sky Eden@Bedok is a mixed-use development with F&B and retail shops conveniently at its doorstep. Next, the development is also right smack in the centre of a mature estate, with Bedok Mall and the Bedok Town Centre nearby. With this convenience comes a wide variety of supermarkets, hawker centres, coffee shops, wet markets and a lot of other amenities within just a 5-minute walk from Sky Eden@Bedok. On the other hand, AMO Residence is not a mixed-use development and does not have as many amenities within walking distance.

It's also interesting to note that average prices in District 16 are typically lower than in District 20, as seen in the graph below. Hence, it'll be significant if average prices for Sky Eden@Bedok manages to surpass AMO Residence.

OCR condos which launched in 2021-2022

Here are the current average prices for new private condominium launches in the OCR in 2021 and 2022:

• The Commodore - S$1,507 psf
• The Watergardens at Canberra - S$1,448 psf
• Pasir Ris 8 - S$1,821 psf 
• AMO Residence - S$2,113 psf

Now, let’s look at their land acquisition prices and average prices when they launched:

• The Commodore - S$644 psf per plot ratio, average launch price = S$1,513 psf (135% difference)
• The Watergardens - S$650 psf per plot ratio, average launch price = S$1,455 psf (124% difference)
• Pasir Ris 8 - S$648.48 psf per plot ratio, average launch price = S$1,611 psf (148% difference)
• AMO Residence - S$1,118 psf per plot ratio, average launch price = S$2,113 psf (89% difference)

One thing to note is that developers will also try to match the prices of new launches in the same area or region (in this case, the OCR). Sky Eden@Bedok is also doing the same to match the current market trend. 

Another upcoming new launch development in District 16 is Sceneca Residence, which is near Tanah Merah MRT station. Its GLS site at Tanah Merah Kechil Link was sold for S$248.99 million to the developer, MCC Land. This works out to a land rate of S$930 psf per plot ratio.  

Based on our observations of other condo sites with two neighbouring projects (like The Commodore and The Watergardens), it’s most likely that Sky Eden@Bedok and Sceneca Residence might have almost similar price points. As Sky Eden@Bedok is launching first, it will set the price trend for future new launches in District 16 and the east, including Sceneca Residence.

Here’s a closer comparison of Sky Eden@Bedok and Sceneca Residence:

As Sceneca Residence is also a mixed-use development, we'd expect a stiff competition between both projects in terms of price. However, it is also worth noting that both projects might cater to different types of buyers. While Sky Eden@Bedok is for buyers who value convenience and want to be near a bustling town centre, Sceneca Residence might cater to those who prefer a more peaceful neighbourhood.

Appreciation Value Analysis

1. New condo launch in Bedok Central after over 10 years

As mentioned earlier, Sky Eden@Bedok is a new condo launch in Bedok Central after over 10 years. Based on the URA Masterplan, the area around Bedok MRT is already built up either for residential or commercial use. Hence, a new condo like Sky Eden@Bedok is very rare in the area. 

The low supply and pent-up demand for private residential properties in the area might help in the future price appreciation of Sky Eden@Bedok. This is coupled with the fact that it is conveniently located near Bedok Town Centre, Bedok Mall and several schools within a 1km radius. 

Unless there is a major en-bloc project nearby or a change in the future masterplan, we foresee that Sky Eden@Bedok will be the “newest” condo in the area for many years to come. 

Before Sky Eden@Bedok, Bedok Residences was the only condo near Bedok MRT. From the price chart above, you can see how its average prices have increased by 12.3% in the past 10 years. 

One might argue that Bedok Residences is directly above Bedok Mall and the Bedok Integrated Transport Hub, and that’s why it has appreciation potential. However, we also cannot discount the fact that Sky Eden@Bedok will TOP in 2027, which is 12 years after Bedok Residences. Hence, Sky Eden@Bedok will have an edge in terms of lease and facilities. 

2. Mixed-use development status in the east

Perhaps Sky Eden@Bedok also has potential for appreciation due to its mixed-use development status. 

The price chart above shows the price trends of mixed-use developments in the east in the past 10 years. With the exception of East Village, all the other projects have seen a good overall price appreciation. In the last three years, all the mixed-use projects, including East Village, have also seen an uptick in prices. 

It’s also worth noting that Coco Palms, Park Place Residences and Katong Regency are all within a short walking distance to MRT stations, which is similar to Sky Eden@Bedok. 

3. URA Masterplan in the east

Currently, the east is already home to major employment hubs like the Changi Business Park, Changi Airport and the Paya Lebar business district. In future, there will be more jobs in the semi-conductor and aviation-related industry clusters at Tampines North, Pasir Ris and Changi. Hence, this will contribute to the price appreciation of properties in the east as those who are working in these industries will potentially move to the region. 

There are also more plans to rejuvenate Singapore's east region. These include the upcoming Changi Airport Terminal 5 and the Changi East Industrial Zone. The Paya Lebar Airbase will also be redeveloped in the 2030s and it will be a mix of residential, recreational, commercial and industrial activity.

Image source: URA

There will also be more green spaces in the east region, such as the 15km central green corridor that will connect East Coast Park to Changi Beach Park. The route will run from New Upper Changi Road and Loyang Way, and it will be lined with native plants. The corridor will also be connected to parks and gardens in the surrounding areas via a network of community corridors.

As Sky Eden @Bedok is located along New Upper Changi Road, it will be even more accessible to recreational spots. This would make it more attractive to prospective buyers and increase its value.

Summary

Overall, Sky Eden@Bedok will be an interesting new launch to watch out for as it’s the first condo launch in Bedok Central in over 10 years. 

Based on its location, it’s great for buyers who like the convenience of being near an MRT station and amenities such as malls, markets and plenty of F&B options. Plus, there will also be shops on the ground floor of Sky Eden@Bedok that’ll make it even easier for residents. 

However, for buyers who prefer a more peaceful environment, Sky Eden@Bedok might not be the most suitable for them. 

Based on Sky Eden@Bedok’s unit mix of 2 to 4 bedrooms and its proximity to popular schools, it seems to be a good option for families too. Young couples who are thinking of raising a family will also be enticed by these offerings.

Sky Eden@Bedok's showflat is now open and sales bookings started on 7 September 2022. Click on the “Enquire Now” button to find out more about Sky Eden@Bedok’s prices, unit layouts and facilities.