CHANGI COURT is a freehold development along UPPER CHANGI ROAD EAST in District 16 (Bedok / Upper East Coast), part of the OCR segment of Singapore's private residential market. The project comprises 297 units and is TOP 1997.
This profile draws on 54 recorded transactions from URA REALIS 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 16 (Bedok / Upper East Coast), the immediate context for CHANGI COURT 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 54 sales and 541 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CHANGI COURT dashboard.
- Average sale price: $1,365,278 across 54 transactions
- Estimated gross rental yield: 2.9%
- District 16 PSF ranking: Mid-range (top 63%)
- Freehold tenure · OCR · D16 · 297 units
About CHANGI COURT
CHANGI COURT is a freehold condominium, located at UPPER CHANGI ROAD EAST in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by ALLGREEN PROPERTIES LTD, comprising 297 residential units, completed in 1997.
As a freehold property, CHANGI COURT does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at CHANGI COURT:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 15 | $1,340 psf | $1,158,933 |
| 3 BR | 28 | $1,216 psf | $1,293,929 |
| 4 BR | 11 | $1,322 psf | $1,828,273 |
Sales Market Overview
CHANGI COURT has recorded 54 sale transactions with an average transaction price of $1,365,278, ranging from $960,000 to $2,060,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 15 | $1,128 psf | $1,131,267 | — |
| 2022 | 7 | $1,169 psf | $1,327,286 | ↑ 3.6% |
| 2023 | 9 | $1,296 psf | $1,506,667 | ↑ 10.9% |
| 2024 | 10 | $1,376 psf | $1,449,500 | ↑ 6.2% |
| 2025 | 12 | $1,403 psf | $1,510,833 | ↑ 2.0% |
| 2026 | 1 | $1,321 psf | $1,280,000 | ↓ 5.8% |
CHANGI COURT ranks in the top 63% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, CHANGI COURT trades 17.9% below the segment benchmark.
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Rental Market Overview
CHANGI COURT has recorded 541 rental transactions with monthly rents averaging $3,339/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 300 | $3,032/mo | $1,800/mo | $4,500/mo |
| 3 BR | 181 | $3,598/mo | $2,100/mo | $4,900/mo |
| 4 BR | 60 | $4,096/mo | $2,500/mo | $5,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 105 | $2,539/mo |
| 2022 | 109 | $3,060/mo |
| 2023 | 105 | $3,711/mo |
| 2024 | 98 | $3,727/mo |
| 2025 | 99 | $3,668/mo |
| 2026 | 25 | $3,544/mo |
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Investment Analysis
Based on average rents and sale prices, CHANGI COURT delivers an estimated gross rental yield of 2.9%. 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 | — | $2,550 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 | $1,232 psf | 245 |
| THE GLADES | 99 yrs lease commencing from 2013 | 726 | $1,613 psf | 226 |
Location Map
Map shows CHANGI COURT (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CHANGI COURT
- Upper Changi MRT
- Expo MRT
- Expo MRT
- Simei MRT
- Singapore University of Technology and Design
- North London Collegiate School Singapore
- Angsana Primary School
Nearby MRT Stations
CHANGI COURT is 320m from Upper Changi MRT (Downtown Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Upper Changi | DT34 | Downtown Line | 320m |
| Expo | CG1 | East-West Line | 980m |
| Expo | DT35 | Downtown Line | 980m |
| Simei | EW3 | East-West Line | 1.1 km |
Nearby Schools
There are 8 schools within 2 km of CHANGI COURT, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore University of Technology and Design | Tertiary | 290m |
| North London Collegiate School Singapore | International | 1.1 km |
| Angsana Primary School | Primary | 1.2 km |
| United World College of South East Asia (East) | International | 1.2 km |
| Park View Primary School | Primary | 1.3 km |
| Changkat Primary School | Primary | 1.4 km |
| Springfield Secondary School | Secondary | 1.4 km |
| Chongzheng Primary School | Primary | 1.5 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. Upper Changi sits about 0.32km 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.
Established price discovery. 54 transactions in URA REALIS (TTM avg $1,400 psf, median sale $1,300,000) gives a deep enough sample to underwrite the project without guessing. Buyers can triangulate fair-value with confidence from per-bedroom, per-stack, per-floor comparables.
Solid facilities scale. 297 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Singapore University of Technology and Design sits about 0.29km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "amber",
"reason": "Adequate price discovery; verify per-bedroom net yield manually"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: CHANGI COURT 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. 54 transactions in URA REALIS 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 CHANGI COURT?
What is the rental yield for CHANGI COURT?
Is CHANGI COURT freehold or leasehold?
How far is the nearest MRT from CHANGI COURT?
What is the tenure of CHANGI COURT?
How does CHANGI COURT compare to other projects in the district?
What stamp duty applies for a foreign buyer of CHANGI COURT?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 54 transactions analysed
- Rental data: 541 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 CHANGI COURT
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.