Side-by-Side Comparison
| Metric | District 16 — Bedok/Upper East Coast | District 18 — Tampines/Pasir Ris |
|---|---|---|
| Condo Count | 134 | 49 |
| Avg PSF | $1,381 psf | $1,222 psf |
| Median Price | $2,091,901 | $1,318,633 |
| Transaction Volume | 4,488 | 10,114 |
| Avg Walkability | 56/100 | 48.7/100 |
| Avg Investment Score | 52.7/100 | 56.3/100 |
| Avg TOP Year | 2001 | 2011 |
| Avg Gross Yield | 2.5% | 2.9% |
Price Analysis
District 18 — Tampines/Pasir Ris is the more affordable option, with an average PSF that is $160 psf (12.3%) lower than District 16 — Bedok/Upper East Coast.
In terms of median transaction price, District 18 — Tampines/Pasir Ris also offers a lower entry point at $1,318,633 compared to $2,091,901.
Lifestyle & Accessibility
District 16 — Bedok/Upper East Coast 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 18 — Tampines/Pasir Ris wins on price. District 16 — Bedok/Upper East Coast wins on walkability. District 18 — Tampines/Pasir Ris wins on investment score. District 18 — Tampines/Pasir Ris wins on rental yield.
Investment Potential
District 18 — Tampines/Pasir Ris 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 18 — Tampines/Pasir Ris 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 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 |
Top 5 Condos in District 18 — Tampines/Pasir Ris
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| TREASURE AT TAMPINES | $1,584 psf | 1,157 | 2,203 | 99-year leasehold |
| PARKTOWN RESIDENCE | $2,369 psf | 1,127 | 1,193 | 99 yrs lease commencing from 2023 |
| AURELLE OF TAMPINES | $1,769 psf | 760 | 760 | 99 yrs lease commencing from 2024 |
| TENET | $1,384 psf | 615 | 618 | 99 yrs lease commencing from 2021 |
| PASIR RIS 8 | $1,678 psf | 533 | 487 | 99 yrs lease commencing from 2021 |
Final Verdict
District 16 — Bedok/Upper East Coast
Pros & Cons
✓ Strengths
- Better walkability score (56/100)
- More condos to choose from (134 developments)
✗ Considerations
- Higher average PSF ($1,381 psf)
- Lower average investment score (52.7)
- Lower gross rental yield (2.5%)
- Older average stock (avg TOP 2001)
District 18 — Tampines/Pasir Ris
Pros & Cons
✓ Strengths
- More affordable average PSF ($1,222 psf)
- Higher average investment score (56.3)
- Higher gross rental yield (2.9%)
- Newer average stock (avg TOP 2011)
✗ Considerations
- Lower walkability score (48.7/100)
- Fewer condos available (49 developments)
Frequently Asked Questions
Which is more affordable, District 16 — Bedok/Upper East Coast or District 18 — Tampines/Pasir Ris?
Is District 16 — Bedok/Upper East Coast or District 18 — Tampines/Pasir Ris 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.