EAST COAST RESIDENCES 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 59 units and is TOP 2010.
This profile draws on 22 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.
At roughly 16 years from TOP, EAST COAST RESIDENCES 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 EAST COAST RESIDENCES 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 22 sales and 62 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the EAST COAST RESIDENCES dashboard.
- Average sale price: $1,576,000 across 22 transactions
- Estimated gross rental yield: 2.8%
- District 16 PSF ranking: Above average (top 29%)
- Freehold tenure · OCR · D16 · 59 units
About EAST COAST RESIDENCES
EAST COAST RESIDENCES 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 EAST COAST RESIDENCES @ BAYSHORE PTE LTD (CRESCENDAS GROUP), comprising 59 residential units, completed in 2010.
As a freehold property, EAST COAST RESIDENCES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at EAST COAST RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 3 | $1,669 psf | $885,000 |
| 2 BR | 5 | $1,539 psf | $1,377,000 |
| 3 BR | 10 | $1,606 psf | $1,734,200 |
| 4 BR | 4 | $1,308 psf | $1,947,500 |
Sales Market Overview
EAST COAST RESIDENCES has recorded 22 sale transactions with an average transaction price of $1,576,000, ranging from $825,000 to $2,200,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,349 psf | $1,389,000 | — |
| 2022 | 5 | $1,457 psf | $1,375,000 | ↑ 8.0% |
| 2023 | 3 | $1,469 psf | $1,866,667 | ↑ 0.9% |
| 2024 | 4 | $1,709 psf | $1,700,500 | ↑ 16.3% |
| 2025 | 5 | $1,744 psf | $1,690,000 | ↑ 2.1% |
EAST COAST RESIDENCES ranks in the top 29% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, EAST COAST RESIDENCES trades 0.3% below the segment benchmark.
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Rental Market Overview
EAST COAST RESIDENCES has recorded 62 rental transactions with monthly rents averaging $3,617/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 26 | $3,114/mo | $1,800/mo | $4,999/mo |
| 2 BR | 15 | $3,600/mo | $2,350/mo | $4,500/mo |
| 3 BR | 21 | $4,252/mo | $2,800/mo | $5,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 11 | $2,832/mo |
| 2022 | 8 | $2,856/mo |
| 2023 | 16 | $3,881/mo |
| 2024 | 12 | $4,012/mo |
| 2025 | 11 | $3,959/mo |
| 2026 | 4 | $4,115/mo |
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Investment Analysis
Based on average rents and sale prices, EAST COAST RESIDENCES delivers an estimated gross rental yield of 2.8%. 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 RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- EAST COAST RESIDENCES
- Bayshore MRT
- Bedok South MRT
- Dunman High School
- Dunman High School (JC)
- Bedok South Secondary School
Nearby MRT Stations
EAST COAST RESIDENCES is 100m from Bayshore MRT (Thomson-East Coast Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bayshore | TE29 | Thomson-East Coast Line | 100m |
| Bedok South | TE30 | Thomson-East Coast Line | 830m |
Nearby Schools
There are 16 schools within 2 km of EAST COAST RESIDENCES, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Dunman High School | Secondary | 560m |
| Dunman High School (JC) | Jc | 560m |
| Bedok South Secondary School | Secondary | 820m |
| Opera Estate Primary School | Primary | 880m |
| Yu Neng Primary School | Primary | 1.1 km |
| Bedok Green Primary School | Primary | 1.5 km |
| Bedok North Secondary School | Secondary | 1.5 km |
| Victoria School | Secondary | 1.5 km |
| Victoria Junior College | Jc | 1.5 km |
| Bedok View Secondary School | Secondary | 1.6 km |
| Temasek Junior College | Jc | 1.6 km |
| Temasek Primary School | Primary | 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 0.10km 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 59 units, EAST COAST RESIDENCES 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. Dunman High School sits about 0.56km 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": "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 RESIDENCES 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. 22 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 RESIDENCES?
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Is EAST COAST RESIDENCES freehold or leasehold?
How far is the nearest MRT from EAST COAST RESIDENCES?
What is the tenure of EAST COAST RESIDENCES?
How does EAST COAST RESIDENCES compare to other projects in the district?
What stamp duty applies for a foreign buyer of EAST COAST RESIDENCES?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 22 transactions analysed
- Rental data: 62 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 RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.