UBER 388 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 95 units and is TOP 2015.
This profile draws on 18 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 11 years from TOP, UBER 388 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 UBER 388 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 149 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the UBER 388 dashboard.
- Average sale price: $1,702,050 across 18 transactions
- Estimated gross rental yield: 2.6%
- District 16 PSF ranking: Premium tier (top 23%)
- Freehold tenure · OCR · D16 · 95 units
About UBER 388
UBER 388 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 CASELDINE INVESTMENTS PTE LTD, comprising 95 residential units, completed in 2015.
As a freehold property, UBER 388 does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at UBER 388:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $1,901 psf | $1,023,000 |
| 2 BR | 6 | $1,712 psf | $1,504,316 |
| 3 BR | 6 | $1,508 psf | $1,722,500 |
| 4 BR | 4 | $1,512 psf | $2,307,500 |
Sales Market Overview
UBER 388 has recorded 18 sale transactions with an average transaction price of $1,702,050, ranging from $938,000 to $2,810,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,359 psf | $1,884,000 | — |
| 2022 | 4 | $1,645 psf | $1,427,750 | ↑ 21.0% |
| 2023 | 3 | $1,608 psf | $1,483,333 | ↓ 2.2% |
| 2024 | 2 | $1,867 psf | $1,681,500 | ↑ 16.1% |
| 2025 | 3 | $1,794 psf | $1,627,633 | ↓ 3.9% |
| 2026 | 1 | $1,851 psf | $2,810,000 | ↑ 3.2% |
UBER 388 ranks in the top 23% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, UBER 388 trades 4.5% above the segment benchmark.
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Rental Market Overview
UBER 388 has recorded 149 rental transactions with monthly rents averaging $3,729/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 47 | $2,826/mo | $1,950/mo | $3,600/mo |
| 2 BR | 65 | $3,665/mo | $2,300/mo | $5,500/mo |
| 3 BR | 32 | $4,888/mo | $2,500/mo | $6,900/mo |
| 4 BR | 5 | $5,640/mo | $4,500/mo | $6,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 27 | $3,196/mo |
| 2022 | 34 | $3,256/mo |
| 2023 | 28 | $4,170/mo |
| 2024 | 28 | $3,907/mo |
| 2025 | 26 | $4,237/mo |
| 2026 | 6 | $3,717/mo |
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Investment Analysis
Based on average rents and sale prices, UBER 388 delivers an estimated gross rental yield of 2.6%. 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 UBER 388 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- UBER 388
- Bayshore MRT
- Bedok South MRT
- Siglap MRT
- Dunman High School
- Dunman High School (JC)
- Bedok South Secondary School
Nearby MRT Stations
UBER 388 is 160m from Bayshore MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bayshore | TE29 | Thomson-East Coast Line | 160m |
| Bedok South | TE30 | Thomson-East Coast Line | 910m |
| Siglap | TE28 | Thomson-East Coast Line | 1.5 km |
Nearby Schools
There are 16 schools within 2 km of UBER 388, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Dunman High School | Secondary | 540m |
| Dunman High School (JC) | Jc | 540m |
| Bedok South Secondary School | Secondary | 900m |
| Opera Estate Primary School | Primary | 930m |
| Yu Neng Primary School | Primary | 1.2 km |
| Victoria School | Secondary | 1.4 km |
| Victoria Junior College | Jc | 1.4 km |
| Bedok Green Primary School | Primary | 1.6 km |
| Bedok North Secondary School | Secondary | 1.6 km |
| Temasek Junior College | Jc | 1.6 km |
| Temasek Primary School | Primary | 1.6 km |
| Global Indian International School (GIIS East Coast) | International | 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 0.16km 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 95 units, UBER 388 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 0.54km 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.
- ✅ 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: UBER 388 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 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 UBER 388?
What is the rental yield for UBER 388?
Is UBER 388 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: 18 transactions analysed
- Rental data: 149 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 UBER 388
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 UBER 388 against staying public? These HDB towns sit within walking or short-drive distance: