BALCON EAST is a freehold development along UPPER EAST COAST ROAD in District 16 (Bedok / Upper East Coast), part of the OCR segment of Singapore's private residential market. The project comprises 37 units and is TOP 2012.
This profile draws on 3 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 14 years from TOP, BALCON EAST is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 16 (Bedok / Upper East Coast), the immediate context for BALCON EAST is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 3 sales and 32 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BALCON EAST dashboard.
- Average sale price: $1,779,333 across 3 transactions
- Estimated gross rental yield: 2.5%
- District 16 PSF ranking: Above average (top 49%)
- Freehold tenure · OCR · D16 · 37 units
About BALCON EAST
BALCON EAST is a freehold condominium, located at UPPER EAST COAST ROAD in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by FEATURE LAND PTE LTD, comprising 37 residential units, completed in 2012.
As a freehold property, BALCON EAST does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BALCON EAST:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,464 psf | $788,000 |
| 3 BR | 1 | $1,410 psf | $1,670,000 |
| 5+ BR | 1 | $1,331 psf | $2,880,000 |
Sales Market Overview
BALCON EAST has recorded 3 sale transactions with an average transaction price of $1,779,333, ranging from $788,000 to $2,880,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $1,464 psf | $788,000 | — |
| 2023 | 2 | $1,371 psf | $2,275,000 | ↓ 6.4% |
BALCON EAST ranks in the top 49% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, BALCON EAST trades 9.6% below the segment benchmark.
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Rental Market Overview
BALCON EAST has recorded 32 rental transactions with monthly rents averaging $3,677/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 8 | $2,644/mo | $2,100/mo | $3,100/mo |
| 2 BR | 10 | $3,470/mo | $2,500/mo | $4,200/mo |
| 3 BR | 14 | $4,414/mo | $2,850/mo | $5,400/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 4 | $2,800/mo |
| 2022 | 7 | $3,114/mo |
| 2023 | 5 | $4,760/mo |
| 2024 | 6 | $3,383/mo |
| 2025 | 8 | $4,219/mo |
| 2026 | 2 | $3,400/mo |
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Investment Analysis
Based on average rents and sale prices, BALCON EAST delivers an estimated gross rental yield of 2.5%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 16
Side-by-side comparison against the most actively traded condos in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PINERY RESIDENCES | 99 years leasehold | — | $2,551 psf | 549 |
| VELA BAY | 99 years leasehold | — | $2,869 psf | 371 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 268 | $2,084 psf | 269 |
| THE BAYSHORE | 99-year leasehold | 1038 | $1,234 psf | 247 |
| THE GLADES | 99 yrs lease commencing from 2013 | 726 | $1,613 psf | 226 |
Location Map
Map shows BALCON EAST (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BALCON EAST
- Bayshore MRT
- Bedok South MRT
- Tanah Merah MRT
- Bedok South Secondary School
- Dunman High School
- Dunman High School (JC)
Nearby MRT Stations
BALCON EAST is 310m from Bayshore MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bayshore | TE29 | Thomson-East Coast Line | 310m |
| Bedok South | TE30 | Thomson-East Coast Line | 550m |
| Tanah Merah | EW4 | East-West Line | 1.5 km |
Nearby Schools
There are 15 schools within 2 km of BALCON EAST, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bedok South Secondary School | Secondary | 550m |
| Dunman High School | Secondary | 780m |
| Dunman High School (JC) | Jc | 780m |
| Yu Neng Primary School | Primary | 890m |
| Opera Estate Primary School | Primary | 900m |
| Bedok Green Primary School | Primary | 1.3 km |
| Bedok View Secondary School | Secondary | 1.4 km |
| Bedok North Secondary School | Secondary | 1.4 km |
| Fengshan Primary School | Primary | 1.6 km |
| Victoria School | Secondary | 1.8 km |
| Victoria Junior College | Jc | 1.8 km |
| Temasek Junior College | Jc | 1.8 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Bayshore sits about 0.31km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 37 units, BALCON EAST keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Bedok South Secondary School sits about 0.55km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 3 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: BALCON EAST combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 3 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for BALCON EAST?
What is the rental yield for BALCON EAST?
Is BALCON EAST freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 3 transactions analysed
- Rental data: 32 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for BALCON EAST
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,670 condo transactions recorded in District 16 over the last 12 months, 56% new sale, 43% resale, 1% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 16 reads 130.8 as of June 2026 — up 7.1% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 16 could add roughly 520 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Bayshore Road | — | ~520 | Confirmed | Awarded |
HDB Alternatives Nearby
Weighing BALCON EAST against staying public? These HDB towns sit within walking or short-drive distance:
- Bedok — 4-room average $659,895 (460m away), an upgrader gap of about $1,100,000