Side-by-Side Comparison
| Metric | District 15 — East Coast/Katong | District 16 — Bedok/Upper East Coast |
|---|---|---|
| Condo Count | 556 | 134 |
| Avg PSF | $1,607 psf | $1,381 psf |
| Median Price | $1,850,000 | $2,091,901 |
| Transaction Volume | 10,691 | 4,488 |
| Avg Walkability | 63.3/100 | 56/100 |
| Avg Investment Score | 45.1/100 | 52.7/100 |
| Avg TOP Year | 2007 | 2001 |
| Avg Gross Yield | 2.3% | 2.5% |
Price Analysis
District 16 — Bedok/Upper East Coast is the more affordable option, with an average PSF that is $226 psf (15.1%) lower than District 15 — East Coast/Katong.
In terms of median transaction price, District 15 — East Coast/Katong also offers a lower entry point at $1,850,000 compared to $2,091,901.
Lifestyle & Accessibility
District 15 — East Coast/Katong scores higher on walkability, reflecting better proximity to MRT stations, schools, hawker centres, and other daily amenities. This composite score accounts for seven weighted categories of nearby facilities.
District 16 — Bedok/Upper East Coast wins on price. District 15 — East Coast/Katong wins on walkability. District 16 — Bedok/Upper East Coast wins on investment score. District 16 — Bedok/Upper East Coast wins on rental yield.
Investment Potential
District 16 — Bedok/Upper East Coast has a higher average investment score, which factors in price momentum, rental yield, liquidity, MRT proximity, lease remaining, and district desirability.
In terms of gross rental yield, District 16 — Bedok/Upper East Coast delivers stronger returns. Note that yields shown are gross (annual rent / price) and do not account for maintenance fees, property tax, or vacancy.
Top Condos in Each Area
Top 5 Condos in District 15 — East Coast/Katong
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| GRAND DUNMAN | $2,537 psf | 907 | 1,008 | 99 yrs lease commencing from 2022 |
| EMERALD OF KATONG | $2,640 psf | 843 | 846 | 99 yrs lease commencing from 2023 |
| THE CONTINUUM | $2,790 psf | 705 | 816 | Freehold |
| TEMBUSU GRAND | $2,461 psf | 629 | 638 | 99 yrs lease commencing from 2022 |
| AMBER PARK | $2,536 psf | 384 | 592 | Freehold |
Top 5 Condos in District 16 — Bedok/Upper East Coast
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| SCENECA RESIDENCE | $2,084 psf | 269 | 268 | 99 yrs lease commencing from 2021 |
| THE BAYSHORE | $1,227 psf | 236 | 1,038 | 99-year leasehold |
| THE GLADES | $1,610 psf | 220 | 726 | 99 yrs lease commencing from 2013 |
| ECO | $1,442 psf | 201 | 714 | 99 yrs lease commencing from 2012 |
| URBAN VISTA | $1,492 psf | 194 | 582 | 99 yrs lease commencing from 2012 |
Final Verdict
District 15 — East Coast/Katong
Pros & Cons
✓ Strengths
- Better walkability score (63.3/100)
- More condos to choose from (556 developments)
- Newer average stock (avg TOP 2007)
✗ Considerations
- Higher average PSF ($1,607 psf)
- Lower average investment score (45.1)
- Lower gross rental yield (2.3%)
District 16 — Bedok/Upper East Coast
Pros & Cons
✓ Strengths
- More affordable average PSF ($1,381 psf)
- Higher average investment score (52.7)
- Higher gross rental yield (2.5%)
✗ Considerations
- Lower walkability score (56/100)
- Fewer condos available (134 developments)
- Older average stock (avg TOP 2001)
Frequently Asked Questions
Which is more affordable, District 15 — East Coast/Katong or District 16 — Bedok/Upper East Coast?
Is District 15 — East Coast/Katong or District 16 — Bedok/Upper East Coast better for families?
Which area is a better investment?
How current is this comparison data?
Methodology & Sources
This analysis covers all available transaction data for the compared neighbourhoods and is updated periodically as new URA data is published.
Transaction data sourced from URA.
- Property matched to areas by district + street keyword filtering.
- Transaction data from URA.
- Master plan context from URA Master Plan.
Median values used to minimize outlier impact. PSF = price per square foot.