EAST COAST HILL is a freehold development along SENNETT AVENUE in District 16 (Bedok / Upper East Coast), part of the OCR segment of Singapore's private residential market. The project comprises 118 units and is TOP 1977.
This profile draws on 18 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 EAST COAST HILL 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 18 sales and 38 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the EAST COAST HILL dashboard.
- Average sale price: $5,733,154 across 18 transactions
- Estimated gross rental yield: 1.2%
- District 16 PSF ranking: Premium tier (top 13%)
- Freehold tenure · OCR · D16 · 118 units
About EAST COAST HILL
EAST COAST HILL is a freehold condominium, located at SENNETT AVENUE in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by LUCKY REALTY COMPANY LIMITED, comprising 118 residential units, completed in 1977.
As a freehold property, EAST COAST HILL does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at EAST COAST HILL:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 3 | $2,067 psf | $3,678,667 |
| 5+ BR | 15 | $1,716 psf | $6,144,052 |
Sales Market Overview
EAST COAST HILL has recorded 18 sale transactions with an average transaction price of $5,733,154, ranging from $3,028,000 to $12,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,670 psf | $5,632,378 | — |
| 2022 | 6 | $1,673 psf | $6,414,667 | ↑ 0.2% |
| 2023 | 1 | $1,367 psf | $6,000,000 | ↓ 18.3% |
| 2024 | 4 | $2,076 psf | $4,919,222 | ↑ 51.8% |
| 2025 | 2 | $1,943 psf | $5,435,000 | ↓ 6.4% |
EAST COAST HILL ranks in the top 13% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, EAST COAST HILL trades 14.5% above the segment benchmark.
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Rental Market Overview
EAST COAST HILL has recorded 38 rental transactions with monthly rents averaging $5,876/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 38 | $5,876/mo | $3,000/mo | $11,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 7 | $4,729/mo |
| 2022 | 5 | $6,180/mo |
| 2023 | 13 | $5,677/mo |
| 2024 | 5 | $7,480/mo |
| 2025 | 7 | $5,943/mo |
| 2026 | 1 | $6,500/mo |
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Investment Analysis
Based on average rents and sale prices, EAST COAST HILL delivers an estimated gross rental yield of 1.2%. 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 EAST COAST HILL (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- EAST COAST HILL
- Bayshore MRT
- Bedok MRT
- Bedok South MRT
- Siglap MRT
- Dunman High School
- Dunman High School (JC)
- Opera Estate Primary School
Nearby MRT Stations
EAST COAST HILL is 470m from Bayshore MRT (Thomson-East Coast Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bayshore | TE29 | Thomson-East Coast Line | 470m |
| Bedok | EW5 | East-West Line | 980m |
| Bedok South | TE30 | Thomson-East Coast Line | 1.1 km |
| Siglap | TE28 | Thomson-East Coast Line | 1.3 km |
Nearby Schools
There are 17 schools within 2 km of EAST COAST HILL, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Dunman High School | Secondary | 50m |
| Dunman High School (JC) | Jc | 50m |
| Opera Estate Primary School | Primary | 610m |
| Temasek Junior College | Jc | 1.1 km |
| Temasek Primary School | Primary | 1.1 km |
| Bedok South Secondary School | Secondary | 1.1 km |
| Yu Neng Primary School | Primary | 1.2 km |
| Bedok North Secondary School | Secondary | 1.3 km |
| Global Indian International School (GIIS East Coast) | International | 1.4 km |
| East Coast Primary School | Primary | 1.4 km |
| Bedok Green Primary School | Primary | 1.5 km |
| Chung Cheng High School (Main) | Secondary | 1.6 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 0.47km 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.
School-belt proximity. Dunman High School sits about 0.05km 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 18 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.
[
{
"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": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"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: EAST COAST HILL 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. 18 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 EAST COAST HILL?
What is the rental yield for EAST COAST HILL?
Is EAST COAST HILL freehold or leasehold?
How far is the nearest MRT from EAST COAST HILL?
What is the tenure of EAST COAST HILL?
How does EAST COAST HILL compare to other projects in the district?
What stamp duty applies for a foreign buyer of EAST COAST HILL?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 18 transactions analysed
- Rental data: 38 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 EAST COAST HILL
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.