THE SUMMIT 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 242 units and is TOP 1994.
This profile draws on 29 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 THE SUMMIT 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 29 sales and 239 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SUMMIT dashboard.
- Average sale price: $2,063,789 across 29 transactions
- Estimated gross rental yield: 2.3%
- District 16 PSF ranking: Premium tier (top 24%)
- Freehold tenure · OCR · D16 · 242 units
About THE SUMMIT
THE SUMMIT 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 TUAN HUAT DEVELOPMENT PTE LTD (BAN HIN LEONG), comprising 242 residential units, completed in 1994.
As a freehold property, THE SUMMIT does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE SUMMIT:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $1,730 psf | $1,446,296 |
| 3 BR | 19 | $1,610 psf | $1,992,000 |
| 4 BR | 7 | $1,586 psf | $2,523,286 |
Sales Market Overview
THE SUMMIT has recorded 29 sale transactions with an average transaction price of $2,063,789, ranging from $1,378,888 to $3,280,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $1,305 psf | $1,686,667 | — |
| 2022 | 6 | $1,554 psf | $2,013,648 | ↑ 19.1% |
| 2023 | 6 | $1,579 psf | $2,048,000 | ↑ 1.6% |
| 2024 | 2 | $1,789 psf | $2,215,000 | ↑ 13.3% |
| 2025 | 7 | $1,831 psf | $2,247,857 | ↑ 2.3% |
| 2026 | 2 | $1,923 psf | $2,597,500 | ↑ 5.1% |
THE SUMMIT ranks in the top 24% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, THE SUMMIT trades 4.3% above the segment benchmark.
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Rental Market Overview
THE SUMMIT has recorded 239 rental transactions with monthly rents averaging $3,988/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 44 | $3,257/mo | $2,000/mo | $4,500/mo |
| 3 BR | 190 | $4,048/mo | $2,500/mo | $5,500/mo |
| 4 BR | 5 | $8,140/mo | $6,200/mo | $9,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 41 | $2,989/mo |
| 2022 | 51 | $3,629/mo |
| 2023 | 38 | $4,283/mo |
| 2024 | 53 | $4,501/mo |
| 2025 | 41 | $4,306/mo |
| 2026 | 15 | $4,510/mo |
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Investment Analysis
Based on average rents and sale prices, THE SUMMIT delivers an estimated gross rental yield of 2.3%. 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 THE SUMMIT (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SUMMIT
- Bayshore MRT
- Bedok South MRT
- Tanah Merah MRT
- Bedok MRT
- Dunman High School
- Dunman High School (JC)
- Bedok South Secondary School
Nearby MRT Stations
THE SUMMIT is 190m from Bayshore MRT (Thomson-East Coast Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bayshore | TE29 | Thomson-East Coast Line | 190m |
| Bedok South | TE30 | Thomson-East Coast Line | 630m |
| Tanah Merah | EW4 | East-West Line | 1.4 km |
| Bedok | EW5 | East-West Line | 1.5 km |
Nearby Schools
There are 17 schools within 2 km of THE SUMMIT, including 5 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 | 620m |
| Opera Estate Primary School | Primary | 670m |
| Yu Neng Primary School | Primary | 840m |
| Bedok Green Primary School | Primary | 1.2 km |
| Bedok North Secondary School | Secondary | 1.3 km |
| Bedok View Secondary School | Secondary | 1.4 km |
| Fengshan Primary School | Primary | 1.6 km |
| Temasek Junior College | Jc | 1.6 km |
| Temasek Primary School | Primary | 1.6 km |
| Victoria School | Secondary | 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 0.19km 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.
Solid facilities scale. 242 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. 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": "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: THE SUMMIT 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. 29 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 THE SUMMIT?
What is the rental yield for THE SUMMIT?
Is THE SUMMIT freehold or leasehold?
How far is the nearest MRT from THE SUMMIT?
What is the tenure of THE SUMMIT?
How does THE SUMMIT compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE SUMMIT?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 29 transactions analysed
- Rental data: 239 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 THE SUMMIT
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.