PropKaki
FreeholdRCRDistrict 15 (Bedok)

Opera Estate

Reviewed by Nathan TangUpdated 24 September 2026Data through Aug 2026 (URA)
Quick Summary

Opera Estate is a freehold apartment in District 15 (Bedok). Across 1,277 transactions on record, units have recently transacted around S$4.78M (S$2,664 psf, ~1,700 sqft). There are 359 units for sale from S$4.00M to S$25.00M.

Key facts about Opera Estate
TenureFreehold
District and areaDistrict 15 · Bedok · RCR
Nearest MRTBedok MRT, 704 m (~11 min walk)
Latest median psfS$2,664 psf, last 12 URA caveats to Aug 2026
Thinking about Opera Estate? Ask before you commit.Ask PropKaki
1

What's for sale and for rent at Opera Estate?

Key Takeaway

Opera Estate has 359 units listed for sale, asking S$4.00M to S$25.00M (median S$1,522 psf), and 30 units for rent at a median of S$7,000 a month.

For sale

359 listings

S$4.00M – S$25.00M

For rent

30 listings

S$500 – S$16,000 a month

BedroomsFor saleAsking priceMedian PSF
0-bedroom2S$7.10M–S$7.45MS$3,725 psf
1-bedroom14S$4.49M–S$11.50M—
2-bedroom1S$7.45M–S$7.45M—
3-bedroom8S$4.70M–S$7.29MS$2,693 psf
4-bedroom26S$4.00M–S$8.58MS$1,790 psf
5-bedroom181S$5.29M–S$18.80MS$1,522 psf
6-bedroom92S$5.80M–S$25.00MS$1,454 psf
7-bedroom29S$6.80M–S$10.44MS$1,678 psf
8-bedroom3S$6.88M–S$10.89M—
9-bedroom1S$8.98M–S$8.98M—
10-bedroom1S$13.00M–S$13.00M—
Unspecified1S$7.45M–S$7.45M—

Asking prices of units currently listed on property portals, not transacted prices.

2

What are the floor plans and unit sizes at Opera Estate?

Key Takeaway

Floor plans for Opera Estate aren't in PropKaki's library yet. Across 1,000 URA caveats, units range from 1,270 sqft to 9,000 sqft, and the middle half are 1,600 sqft to 2,798 sqft.

Unit typeSizes listed for saleAsking from
0-bedroom2,000 sqftS$7.10M · S$3,725 psf
1-bedroom2,300 sqft to 6,212 sqftS$4.49M
2-bedroom2,000 sqftS$7.45M
3-bedroom1,000 sqft to 6,700 sqftS$4.70M · S$2,693 psf
4-bedroom1,732 sqft to 5,900 sqftS$4.00M · S$1,790 psf
5-bedroom3,000 sqft to 9,407 sqftS$5.29M · S$1,522 psf
6-bedroom2,027 sqft to 17,413 sqftS$5.80M · S$1,454 psf
7-bedroom3,400 sqft to 7,470 sqftS$6.80M · S$1,678 psf
8-bedroom4,500 sqft to 5,500 sqftS$6.88M
9-bedroom5,900 sqftS$8.98M
10-bedroom8,615 sqftS$13.00M

Check the Floor Plan Finder for Opera Estate →

Unit sizes from URA caveats. Listed sizes from current property listings.

3

What is the price and PSF at Opera Estate?

Key Takeaway

Units have recently transacted around S$4.78M (S$2,664 psf) (URA caveat data).

Recent median price

S$4.78M

recent · 1,277 sales on record

Median PSF

S$2,664 psf

recent transactions

Median rent (monthly)

—

0 rentals on record

Gross rental yield

—

indicative, gross

Units currently for sale are asking a median of S$1,522 psf — about 43% below the most recent transacted PSF.

Source: URA caveat data, through Aug 2026.

4

What has recently sold at Opera Estate?

Key Takeaway

Opera Estate has 1277 recorded sales; the most recent transacted at S$5,700,000 in Aug 2026 (URA caveat data).

DatePriceSize (sqft)PSF
Aug 2026S$5,700,0001,600S$3,564 psf
Aug 2026S$4,780,0003,329S$1,436 psf
Aug 2026S$5,710,0001,700S$3,360 psf
Jul 2026S$4,120,0001,741S$2,367 psf
Jul 2026S$3,430,0001,287S$2,664 psf
Jun 2026S$4,188,8881,320S$3,174 psf
Jun 2026S$4,600,0001,699S$2,708 psf
May 2026S$7,000,0002,912S$2,404 psf
May 2026S$5,930,0002,182S$2,718 psf
May 2026S$10,550,0006,265S$1,684 psf
May 2026S$4,250,0001,633S$2,603 psf
May 2026S$8,998,8882,790S$3,225 psf

1,277 sales and 0 rentals on record since Jan 1995. Source: URA.

5

Are prices at Opera Estate rising?

Key Takeaway

The median transacted PSF at Opera Estate has risen 103% over the past 9 years (2017–2026), from S$1,234 psf to S$2,504 psf (URA caveats).

YearMedian PSFMedian priceSalesYoY
2026S$2,504 psfS$4.62M33+18.2%
2025S$2,119 psfS$4.38M45-2.0%
2024S$2,162 psfS$4.42M32+3.8%
2023S$2,082 psfS$4.52M21+17.7%
2022S$1,769 psfS$4.00M26+0.4%
2021S$1,762 psfS$3.58M61+26.5%
2020S$1,393 psfS$3.30M41-0.5%
2019S$1,400 psfS$2.75M25+7.9%
2018S$1,298 psfS$2.60M42+5.2%
2017S$1,234 psfS$2.42M47—

Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.

6

Is Opera Estate a good investment?

Key Takeaway

Of 563 units at Opera Estate that were bought and later resold (bought from 1995, resold up to 2026), 86% sold for more than they were bought for, with a median gain of 54% over a median 5.6-year hold (URA caveats, before stamp duty, agent fees and interest). Units listed now ask about 43% less per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.

Sold for more than bought

86%

of 563 resales here

Median gain

54%

gross, before costs

Median hold

5.6 years

bought to resold

Every unit at Opera Estate with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →

7

Where is Opera Estate and what's nearby?

Key Takeaway

Opera Estate is located in Bedok, in the East Region of Singapore.

Opera Estate is a freehold apartment. It sits on a land area of 244 sqm.

OPERA ESTATE is located at 48 Jalan Khairuddin, Singapore 454842. It is part of District 15, Katong / Joo Chiat / Amber Road, Bedok. The project falls within the East Region and the RCR market segment.

The nearest rail connection is Bedok MRT, approximately 704m away, around 11 minutes on foot. Nearby amenities include Bedok Mall for shopping, ZAC MEAT & POULTRY PTE LTD for groceries, Blk 208B New Upper Changi Road # for food options, and Aida Pk for greenery and recreation.

8

How far is Opera Estate from MRT and schools?

Key Takeaway

The nearest MRT/LRT to Opera Estate is Bedok MRT, about 704 m away (~11 min walk). 1 school is within 1 km, including 1 primary school.

Getting around

Schools nearby

Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.

  • Opera Estate Primary SchoolPrimary schoolwithin 1 km · P1 priority505 m
  • Victoria SchoolSecondary school1.0 km
  • St. Stephen's SchoolPrimary school1.2 km
  • Bedok Green Primary SchoolPrimary school1.2 km
  • Fengshan Primary SchoolPrimary school1.4 km
  • Victoria Junior CollegeJunior college1.5 km
  • St. Patrick's SchoolSecondary school1.6 km
  • Chij Katong ConventSecondary school1.8 km

Shops, food & parks

Mall: Bedok Mall · 767 mSupermarket: Zac Meat & Poultry Pte Ltd · 349 mHawker centre: Blk 208B New Upper Changi Road # · 809 mPark: Aida Pk · 162 m

Straight-line distances from the development. Source: PropKaki amenities data.

9

Who built Opera Estate and how big is the development?

Key Takeaway

Opera Estate was developed by —.

Blocks
1065
Land area
244 sqm (2,626 sqft)
10

What does it cost to own a unit at Opera Estate?

Key Takeaway

Buying a unit at Opera Estate (~S$4.78M) needs about S$34,991/mo in income and S$16,098/mo in repayments, after S$226,400 stamp duty and a S$1.20M downpayment.

Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$4.78M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →

Buyer's Stamp Duty

S$226,400

BSD, tiered

Downpayment (25%)

S$1.20M

cash + CPF

Monthly instalment

S$16,098/mo

30y @ 3.5%

Income required

S$34,991/mo

TDSR @ stress rate

Read how to tell if a condo is profitable →

11

How many property agents are active around Opera Estate?

Key Takeaway

9,527 CEA-registered agents closed at least one recorded deal in District 15 — where Opera Estate sits — in the last 12 months, across all property types.

Active agents · 12mo

9,527

District 15 · closed ≥1 deal

Deals on record

60,936

all-time · all property types

Source: CEA public transaction records, attributed to District 15 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.

Keep going in the PropKaki app

Thinking about Opera Estate? Ask before you commit.

A fair-value read, recent comps and what a unit really costs — from Opera Estate's own transactions.

Ask PropKakiTry on WhatsApp
PropKaki
Is Opera Estate a good buy, and what are units selling for?

Recent units at Opera Estate sold close to their fair value — solid, no obvious overpay.

Ask anything about Singapore property…
12

Frequently asked questions about Opera Estate

Is Opera Estate freehold?⌄

Yes. Opera Estate is freehold, so ownership does not run out.

Is Opera Estate a good investment?⌄

Of 563 units at Opera Estate that were bought and later resold (bought from 1995, resold up to 2026), 86% sold for more than they were bought for, with a median gain of 54% over a median 5.6-year hold (URA caveats, before stamp duty, agent fees and interest). Units listed now ask about 43% less per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.

Is Opera Estate an EC?⌄

No. Opera Estate is a private apartment development, not an executive condominium (EC).

What is the price of a condo at Opera Estate?⌄

Units at Opera Estate have recently sold for around S$4.78M (S$2,664 psf), the median of the last 12 URA caveats to Aug 2026. The price depends on size, floor and facing. 359 units are listed for sale from S$4.00M to S$25.00M.

Where is Opera Estate located?⌄

Opera Estate is at 48 Jalan Khairuddin, Singapore 454842, in Bedok (District 15). The nearest MRT station is Bedok MRT, about 704 m away.

How much do I need to earn to buy at Opera Estate?⌄

For a unit around S$4.78M as a first home, you'd need roughly S$34,991/mo in income (assessed at the stress-test rate), with repayments near S$16,098/mo after a S$1.20M (25%) downpayment and S$226,400 Buyer's Stamp Duty.

Are prices at Opera Estate going up?⌄

The median price per square foot at Opera Estate has risen about 103% between 2017 and 2026, based on URA caveats. The year-by-year figures are in the price-trend table above.

Which primary schools are within 1 km of Opera Estate?⌄

Opera Estate Primary School is within 1 km of Opera Estate. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.