District 16 (Bedok, Upper East Coast, Bayshore) delivers gross rental yields of 2.6–3.5%, with older leasehold mid-market condos — Bayshore Park, Casa Merah, Aquarius by the Park — outperforming newer launches. TEL Stage 5 opening H2 2026 will sharpen demand along Bayshore corridor.
District 16 sits at the intersection of two strong rental demand drivers: proximity to Changi Airport and Changi Business Park, plus enduring lifestyle pull of East Coast Park. Tenants skew toward aviation professionals, Tampines Regional Centre tech workers, and expat families preferring Lower East Coast's relaxed neighbourhood feel over D14/D15 density.
Bayshore precinct in active transformation: older Bayshore Park and Aquarius by the Park sit beside newer Bagnall Haus, Vela Bay, Sceneca Residence which reset price expectations. Eastwood and Kew Drive attract quieter resident profile.
D16 gross yield averaged ~2.6% across all condo transactions 2025 (vs OCR avg 2.8–3.2%). Headline masks project-level dispersion: pre-2000 leasehold at materially lower PSF deliver 3.0–3.5%; new-launch projects above $2,000 psf compress to 2.2–2.5%.
TEL Stage 5 targeted H2 2026 — adds Bedok South, Sungei Bedok (TEL–CRL interchange at Pasir Ris). Bayshore MRT (Stage 4) operational since late 2024. Stage 5 extends connectivity south, making entire D16 coastal strip a single contiguous transit catchment.
Rental yield is the rawest measure of cash-flow-to-capital efficiency in any condo purchase. In Singapore, gross yields typically range from 2.5% in the CCR to 4.5% in the OCR, with mass-market one-bedders often at the top of that band. This article ranks condos by recent rental and sales data to surface the highest-yielding options in the selected district — but remember that yield alone does not tell the whole story: liquidity, tenure, and capital appreciation matter too.
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District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) is in Singapore's Outside Central Region. We ranked all condos in this district by gross rental yield using the latest 24 months of sales data and 12 months of rental data to find the best income-generating properties.
Top Rental Yield Condos in District 16
| Condo | Avg PSF | Avg Price | Avg Rent | Gross Yield | Tenure |
|---|---|---|---|---|---|
| EASTWOOD REGENCY | $1,657 psf | $752,857 | $2,455/mo | 3.9% | Freehold |
| TANAH MERAH MANSION | $1,144 psf | $1,260,000 | $4,050/mo | 3.9% | Freehold |
| URBAN VISTA | $1,537 psf | $1,036,296 | $3,261/mo | 3.8% | 99 yrs lease commencing from 2012 |
| ECO | $1,523 psf | $1,145,293 | $3,601/mo | 3.8% | 99 yrs lease commencing from 2012 |
| THE GLADES | $1,724 psf | $1,205,872 | $3,530/mo | 3.5% | 99 yrs lease commencing from 2013 |
| TANAMERA CREST | $1,183 psf | $1,398,660 | $4,070/mo | 3.5% | 99 yrs lease commencing from 2000 |
| THE TANAMERA | $1,197 psf | $1,410,657 | $4,076/mo | 3.5% | 99 yrs lease commencing from 1990 |
| BAYSHORE PARK | $1,300 psf | $1,437,199 | $4,113/mo | 3.4% | 99 yrs lease commencing from 1982 |
| THE BAYSHORE | $1,377 psf | $1,498,025 | $4,228/mo | 3.4% | 99-year leasehold |
| WATERFRONT ISLE | $1,598 psf | $1,541,545 | $4,296/mo | 3.3% | 99 yrs lease commencing from 2009 |
| EAST MEADOWS | $1,282 psf | $1,595,933 | $4,430/mo | 3.3% | 99 yrs lease commencing from 1998 |
| FAIRMOUNT CONDOMINIUM | $1,151 psf | $1,492,500 | $4,133/mo | 3.3% | 99 yrs lease commencing from 1996 |
| LAGUNA GREEN | $1,419 psf | $1,785,818 | $4,943/mo | 3.3% | 99 yrs lease commencing from 1995 |
| STRATFORD COURT | $1,155 psf | $1,618,644 | $4,402/mo | 3.3% | 99 yrs lease commencing from 1995 |
| AQUARIUS BY THE PARK | $1,307 psf | $1,536,358 | $4,165/mo | 3.3% | 99 yrs lease commencing from 1996 |
Investment Considerations
- Gross vs net yield: Deduct maintenance fees (~$300–$800/mo), property tax, and agent commission (1 month) for a realistic net yield.
- Tenant demand: Higher yields often come from smaller units near MRT stations or business hubs — check vacancy rates.
- Capital appreciation: High-yield condos may have lower capital growth; balance yield with appreciation potential.
- Use the ROI Calculator to model your total return including leverage.
- Compare across districts with the District Comparison Tool.
D16 top yield projects (12 months to April 2026):
| Project | Tenure | TOP | Avg PSF | Rent/sqft/mo | Gross Yield |
|---|---|---|---|---|---|
| Bayshore Park | 99-yr LH | 1986 | $1,307 | $3.84 | ~3.5% |
| Aquarius by the Park | 99-yr LH | 1997 | $1,100–1,250 | $3.60–3.90 | ~3.2–3.5% |
| Casa Merah | 99-yr LH | 2010 | $1,350–1,500 | $3.50–3.70 | ~2.9–3.1% |
| Archipelago | 99-yr LH | 2015 | $1,450–1,600 | $3.40–3.60 | ~2.7–2.9% |
| Bedok Residences | 99-yr LH | 2015 | $1,600–1,750 | $3.50–3.70 | ~2.6–2.8% |
| Bagnall Haus | Freehold | 2025 | $2,100–2,300 | $3.80–4.20 | ~2.2–2.4% |
| Vela Bay | 99-yr LH | 2026 | $2,000–2,200 | $3.60–4.00 | ~2.2–2.5% |
Pattern: vintage matters more than size. Bayshore Park (1986) below $1,400 psf with strong rental demand → consistently leading yields. Trade-off: lease decay risk (~59 years remaining). Casa Merah and Archipelago sweet spot — modern enough for quality tenants, priced below new launches. Bedok Residences mall-integrated commands convenience premium but compresses yield. Bagnall Haus and Vela Bay primarily capital appreciation plays.
- Target 1990s–2010s leasehold for yield optimisation. Bayshore Park, Aquarius by the Park, Casa Merah at 2.9–3.5%.
- Check remaining lease before financing. Sub-60 yr remaining may face tighter LTV/loan tenure.
- Prioritise Bayshore corridor for TEL5 uplift. Within 500m of Bayshore MRT.
- Factor unit-size demand mix. D16 favours 2-3BR (families). High proportion of 1BR may face softer occupancy.
- Budget 0.5–0.8pp for net yield drag.
- Monitor new supply pipeline.
Methodology & Sources
This analysis covers full-year 2026 data and refreshes one-time.
Transaction data sourced from URA REALIS.
- Sales data: URA REALIS (past 24 months, min 2 transactions per condo)
- Rental data: URA REALIS (past 12 months, min 2 leases per condo)
- Gross yield = (avg monthly rent × 12) / avg transaction price × 100
Median values used to minimise outlier impact. PSF = price per square foot.
Frequently Asked Questions
What is a good gross rental yield in Singapore?
Why does yield matter more than capital gain?
Should I buy freehold or leasehold for rental yield?
What is the average rental yield for D16 condos?
~2.6% gross 2025. Older leasehold pre-2010 (Bayshore Park, Aquarius) 3.0–3.5%.
How does TEL Stage 5 affect demand?
Adds Bedok South and Sungei Bedok MRT (TEL–CRL interchange at Pasir Ris). Expands transit catchment, supports rental growth from late 2026.
Is Bayshore Park still worth buying given its age?
1986 vintage = ~59 years remaining 2026. Attractive yields today but tightening financing and shrinking resale liquidity as lease shortens. Model exit scenarios for 10–15 year horizons.
How do new launches compare?
Bagnall Haus, Vela Bay at $2,000+ psf compress yield to 2.2–2.4%. Better as capital appreciation plays.
What tenant profile?
Aviation/logistics professionals from Changi, tech workers from Tampines Regional Centre, expat families. 2-3BR strongest demand.