District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) is Singapore's established eastern coastal district — 136 condos at a median $1,514 psf, a 2.6% gross yield, and a once-in-a-decade transformation underway via the Bayshore precinct, TEL Stage 5, and the Sungei Bedok DTL–TEL interchange (as of 2026-Q2).
Stand at the water's edge along East Coast Park on a weekend morning and you understand immediately why District 16 has retained its appeal across generations of Singaporeans. Joggers, cyclists, and families spill from the park's 15 kilometres of coastline into the surrounding suburban calm of Bedok New Town and the lower-density enclaves of Upper East Coast, Eastwood, and Kew Drive. This is the OCR east at its most liveable — a rare combination of urban amenity, green space, and genuine neighbourliness.
Bedok Town Centre anchors the district commercially, offering one of Singapore's most self-sufficient suburban precincts: Bedok Mall, New Upper Changi Road hawker culture, a mature MRT interchange on the East–West Line, and a well-established network of primary and secondary schools including Temasek Primary School, Temasek Secondary School, CHIJ (Katong) Primary, and the highly sought-after Victoria School.
Three catalysts are converging on District 16 in 2026.
TEL Stage 4 already live; Stage 5 imminent. The Thomson–East Coast Line Stage 4 opened on 23 June 2024, bringing Bayshore MRT station into service and cutting CBD commute times to under 20 minutes from the East Coast corridor (LTA, 2024). TEL Stage 5 — adding Bedok South MRT and the critical Sungei Bedok MRT interchange (TEL–Downtown Line) — is targeted for H2 2026.
Vela Bay — Bayshore's first private launch — sold 72% on launch day. Developed by SingHaiyi Group on a site that attracted a record OCR land bid of S$658.9 million ($1,388 psf ppr), Vela Bay (515 units, 99-year leasehold, Bayshore Road) launched on 11 April 2026 and cleared 72% of its units at an average $2,886 psf — significantly above the district's existing-stock median of $1,514 psf (Stacked Homes, April 2026).
Bayshore — Singapore's first purpose-built coastal town. The URA Draft Master Plan 2025 designates Bayshore as a new-generation coastal precinct, with approximately 10,000 new homes planned across 60 hectares of seafront land. This is a structural expansion of District 16's residential supply that will materially redefine the district's density profile, retail offerings, and long-run price floor.
Loading chart data...
- 136 condos tracked in District 16 (OCR)
- Median PSF: $1,514 psf across 5,519 sales
- Median rent: $3,600/mo across 19,795 leases
- Estimated gross yield: 2.6%
- Segment: Outside Central Region
District Overview
District 16 covers Bedok, Upper East Coast, Eastwood, Kew Drive, located in Singapore's Outside Central Region (OCR). ShiokNest currently tracks 136 condominiums in this district.
Our database covers sales transactions from 2021 to 2026 and rental transactions from 2021 to 2026, sourced from URA REALIS.
Properties Tracked
| Name | Street | Tenure | Units | TOP |
|---|---|---|---|---|
| APOLLO GARDENS | SUNBIRD CIRCLE | Freehold | 38 | — |
| AQUARIUS BY THE PARK | BEDOK RESERVOIR VIEW | 99 yrs lease commencing from 1996 | 720 | 2002 |
| ARCHIPELAGO | BEDOK RESERVOIR ROAD | 99 yrs lease commencing from 2011 | 553 | 2016 |
| BAGNALL COURT | UPPER EAST COAST ROAD | Freehold | 43 | 1991 |
| BAGNALL HAUS | UPPER EAST COAST ROAD | Freehold | 113 | 2025 |
| BALCON EAST | UPPER EAST COAST ROAD | Freehold | 37 | 2012 |
| BAYSHORE PARK | BAYSHORE ROAD | 99 yrs lease commencing from 1982 | 1083 | 1986 |
| BAYSHORE TERRACE | BAYSHORE ROAD | — | — | — |
| BAYWATER | BEDOK RESERVOIR ROAD | 99 yrs lease commencing from 2001 | 232 | 2006 |
| BEDOK COURT | BEDOK SOUTH AVENUE 3 | 99 yrs lease commencing from 1982 | 280 | 1985 |
| BEDOK GROVE | BEDOK PLACE | Freehold | 41 | — |
| BEDOK PARK | LIMAU GARDEN | Freehold | — | — |
| BEDOK PESARI | JALAN GREJA | Freehold | — | — |
| BEDOK RESIDENCES | BEDOK NORTH DRIVE | 99 yrs lease commencing from 2011 | 583 | 2015 |
| BEDOK RIA | BEDOK RIA CRESCENT | Freehold | 178 | 1993 |
| BEDOK SHOPPING COMPLEX | BEDOK ROAD | 60 yrs lease commencing from 1977 | 33 | — |
| BEDOKVILLE | JALAN LIMAU MANIS | 999 yrs lease commencing from 1878 | — | — |
| BLEU @ EAST COAST | UPPER EAST COAST ROAD | Freehold | 62 | 2010 |
| BREEZE BY THE EAST | UPPER EAST COAST ROAD | Freehold | 88 | 2011 |
| CANARY PARK | JALAN SIMPANG BEDOK | Freehold | 90 | 1992 |
| CAPRI VIEW | JALAN KATHI | — | — | — |
| CASA FLORA | SALAM WALK | Freehold | 30 | 1987 |
| CASA MERAH | TANAH MERAH KECHIL AVENUE | 99 yrs lease commencing from 2006 | 556 | 2009 |
| CASAFINA | BEDOK SOUTH AVENUE 1 | 99 yrs lease commencing from 1996 | 224 | 2000 |
| CASCADALE | UPPER CHANGI ROAD EAST | Freehold | 134 | 1994 |
| CHANGI COURT | UPPER CHANGI ROAD EAST | Freehold | 297 | 1997 |
| CHANGI GREEN | UPPER CHANGI ROAD EAST | Freehold | 256 | 2001 |
| COASTAL VILLAS | UPPER EAST COAST ROAD | Freehold | — | — |
| COSTA DEL SOL | BAYSHORE ROAD | 99 yrs lease commencing from 1997 | 906 | 2003 |
| COUNTRY PARK CONDOMINIUM | BEDOK ROAD | Freehold | 160 | 2003 |
| D'MANOR | TANAH MERAH KECHIL AVENUE | 99 yrs lease commencing from 1997 | 174 | 2001 |
| EAST COAST HILL | SENNETT AVENUE | Freehold | 118 | 1977 |
| EAST COAST RESIDENCES | UPPER EAST COAST ROAD | Freehold | 59 | 2010 |
| EAST COAST TERRACE | UPPER EAST COAST ROAD | — | — | — |
| EAST MEADOWS | TANAH MERAH KECHIL ROAD | 99 yrs lease commencing from 1998 | 482 | 2001 |
| EAST TUDOR | UPPER CHANGI ROAD | Freehold | — | — |
| EAST VIEW GARDEN | JALAN KUANG | Freehold | 60 | 1999 |
| EAST VILLAGE | UPPER CHANGI ROAD | Freehold | 90 | 2014 |
| EASTERN GARDEN | EVERGREEN AVENUE | Freehold | — | — |
| EASTERN GROVE | JALAN LIMAU KASTURI | 999 yrs lease commencing from 1878 | — | — |
| EASTWOOD CENTRE | EASTWOOD ROAD | 99 yrs lease commencing from 1995 | 48 | 1998 |
| EASTWOOD GREEN | EASTWOOD ROAD | 99 yrs lease commencing from 1995 | 72 | 1998 |
| EASTWOOD GREEN TERRACES | EASTWOOD GREEN | 99 yrs lease commencing from 1995 | — | 1998 |
| EASTWOOD LODGE | EASTWOOD ROAD | 99 yrs lease commencing from 1996 | 16 | — |
| EASTWOOD PARK | EASTWOOD PLACE | 99 yrs lease commencing from 1995 | 8 | 1997 |
| EASTWOOD REGENCY | EASTWOOD ROAD | Freehold | 75 | 2013 |
| EASTWOOD TERRACE | EASTWOOD WALK | 99 yrs lease commencing from 1995 | — | — |
| EASTWOOD VILLE | EASTWOOD TERRACE | 99 yrs lease commencing from 1995 | 15 | 1995 |
| EASTWOOD WALK GARDENS | EASTWOOD WALK | 99 yrs lease commencing from 1995 | — | — |
| ECO | BEDOK SOUTH AVENUE 3 | 99 yrs lease commencing from 2012 | 714 | 2017 |
| ENGLISH VILLAS | BEDOK RISE | Freehold | — | — |
| EVERGREEN GARDEN | EVERGREEN AVENUE | Freehold | — | — |
| EXCELSIOR GARDENS | MINARET WALK | Freehold | 46 | 1991 |
| FAIRMOUNT CONDOMINIUM | EASTWOOD ROAD | 99 yrs lease commencing from 1996 | 64 | 2000 |
| FORTUNA SEAVIEW VILLAS | TANAH MERAH KECHIL ROAD SOUTH | Freehold | — | — |
| GOLDEN SHOWER PARK | MERAGI TERRACE | — | — | — |
| GRANDEUR PARK RESIDENCES | BEDOK SOUTH AVENUE 3 | 99 yrs lease commencing from 2016 | 720 | — |
| GREEN PARK | JALAN LIMAU KASTURI | 999 yrs lease commencing from 1878 | 394 | 1999 |
| GUAN SOON TERRACE | GUAN SOON AVENUE | Freehold | 49 | 1991 |
| GUAN SOON VILLAS | GUAN SOON AVENUE | Freehold | — | — |
| HARVEY VIEW | HARVEY CRESCENT | Freehold | 68 | 1991 |
| HELICONA LODGE | JALAN HAJI SALAM | — | 646 | 2007 |
| HOMES AT EASTWOOD PLACE | EASTWOOD PLACE | 99 yrs lease commencing from 1995 | 16 | 1999 |
| IDYLLIC EAST | UPPER EAST COAST ROAD | Freehold | 34 | 2011 |
| JIN DING GARDEN | BEDOK WALK | Freehold | — | — |
| KEW COTTAGES | LIMAU WALK | Freehold | 26 | 1987 |
| KEW GATE | LIMAU GARDEN | 99 yrs lease commencing from 1994 | 31 | 1997 |
| KEW GREEN | KEW CRESCENT | 99 yrs lease commencing from 1994 | 111 | 1998 |
| KEW GROVE | KEW DRIVE | Freehold | — | — |
| KEW PLACE | SALAM WALK | Freehold | — | — |
| KEW RESIDENCIA | KEW CRESCENT | 99 yrs lease commencing from 1994 | 37 | 1997 |
| KEW VALE | KEW DRIVE | 99 yrs lease commencing from 1994 | 142 | 1997 |
| LAGUNA 88 | EASTWOOD ROAD | 99 yrs lease commencing from 1995 | 88 | 2000 |
| LAGUNA GREEN | JALAN HAJIJAH | 99 yrs lease commencing from 1995 | 121 | 1998 |
| LANDBAY CONDOMINIUM | JALAN HAJIJAH | Freehold | 122 | 1999 |
| LIMAU GROVE | LIMAU GROVE | Freehold | — | — |
| LIMAU PARK | JALAN LIMAU BALI | Freehold | 11 | 1991 |
| LIMAU VILLAS | LIMAU RISE | 99 yrs lease commencing from 1996 | 56 | 1998 |
| LUCKY COURT | LUCKY HEIGHTS | Freehold | 5 | — |
| LUCKY HILL | BEDOK RISE | Freehold | — | — |
| LUCKY VILLAS | LUCKY HEIGHTS | — | — | — |
| MERA TERRACE | SEAGULL WALK | Freehold | 124 | 1997 |
| MISTRAL PARK | JALAN ANGIN LAUT | Freehold | 49 | 1995 |
| OPTIMA @ TANAH MERAH | TANAH MERAH KECHIL AVENUE | 99 yrs lease commencing from 2008 | 297 | 2012 |
| PALM TREE NINES | JALAN HAJI SALAM | Freehold | — | 1993 |
| PALMWOODS | UPPER CHANGI ROAD | 99 yrs lease commencing from 1996 | 87 | 1999 |
| PARBURY HILL CONDOMINIUM | PARBURY AVENUE | Freehold | 182 | 1998 |
| PEAKVIEW ESTATE | JALAN PARI DEDAP | Freehold | — | — |
| PEAKVILLE PARK | PEAKVILLE GROVE | Freehold | — | — |
| PICARDY GARDENS | JALAN PARI BURONG | Freehold | 17 | — |
| PINERY RESIDENCES | BEDOK RESERVOIR ROAD | 99 years leasehold | — | — |
| PROSPER GARDENS | BEDOK GARDEN | Freehold | — | — |
| RESIDENCES @ LIMAU | JALAN LIMAU BALI | — | 13 | 2007 |
| RICH EAST GARDEN | UPPER EAST COAST ROAD | Freehold | 40 | 1983 |
| RICHMOND VILLE | LIMAU GARDEN | Freehold | — | — |
| RIVIERA RESIDENCES | RIVIERA DRIVE | Freehold | 138 | 2008 |
| SCENECA RESIDENCE | TANAH MERAH KECHIL LINK | 99 yrs lease commencing from 2021 | 268 | 2023 |
| SEA BREEZE TERRACE | SEA BREEZE AVENUE | Freehold | — | — |
| SEA PAVILION RESIDENCES | UPPER EAST COAST ROAD | Freehold | 24 | — |
| SIEW LIM PARK | BEDOK LANE | Freehold | — | — |
| SIMEI GARDEN | JALAN SOO BEE | Freehold | — | — |
| SKY EDEN@BEDOK | BEDOK CENTRAL | 99 yrs lease commencing from 2022 | 158 | 2022 |
| SPRING PARK ESTATE | JALAN KUPANG | Freehold | — | — |
| SPRINGWELL MANSIONS | JALAN HAJI SALAM | — | 6 | — |
| STRATFORD COURT | BEDOK RIA CRESCENT | 99 yrs lease commencing from 1995 | 268 | 1998 |
| SUMMER GARDENS | UPPER CHANGI ROAD EAST | 99 yrs lease commencing from 1995 | 86 | 1999 |
| SUNBIRD PARK | SUNBIRD ROAD | Freehold | — | 1997 |
| SUNBIRD VIEW | SUNBIRD ROAD | Freehold | 15 | — |
| SUNHAVEN | UPPER CHANGI ROAD EAST | Freehold | 295 | 2003 |
| TANAH MERAH GREEN | TANAH MERAH KECHIL ROAD | 99 yrs lease commencing from 1997 | 79 | 2000 |
| TANAH MERAH MANSION | TANAH MERAH KECHIL ROAD SOUTH | Freehold | 36 | 1985 |
| TANAMERA CREST | PARI DEDAP WALK | 99 yrs lease commencing from 2000 | 288 | 2005 |
| TECK GUAN VILLE | UPPER EAST COAST ROAD | Freehold | — | — |
| THE BAYCOURT | UPPER EAST COAST ROAD | Freehold | 56 | 1994 |
| THE BAYSHORE | Bayshore Road | 99-year leasehold | 1038 | 1996 |
| THE CALYPSO | UPPER EAST COAST ROAD | Freehold | 30 | 2005 |
| THE CLEARWATER | BEDOK RESERVOIR VIEW | 99 yrs lease commencing from 1997 | 420 | 2002 |
| THE DAFFODIL | UPPER EAST COAST ROAD | Freehold | 65 | 1999 |
| THE GLADES | BEDOK RISE | 99 yrs lease commencing from 2013 | 726 | 2017 |
| THE SPRINGFIELD | CHEMPAKA KUNING LINK | 99 yrs lease commencing from 1995 | 111 | 1999 |
| THE SUMMIT | UPPER EAST COAST ROAD | Freehold | 242 | 1994 |
| THE TAIPAN | JALAN HAJIJAH | Freehold | 26 | 2003 |
| THE TANAMERA | TANAH MERAH KECHIL ROAD | 99 yrs lease commencing from 1990 | 288 | 1994 |
| THE TROPIC GARDENS | UPPER EAST COAST ROAD | Freehold | 36 | 1995 |
| TROPICANA CONDOMINIUM | JALAN TIGA RATUS | 999 yrs lease commencing from 1885 | 40 | — |
| UBER 388 | UPPER EAST COAST ROAD | Freehold | 95 | 2015 |
| URBAN VISTA | TANAH MERAH KECHIL LINK | 99 yrs lease commencing from 2012 | 582 | 2016 |
| VELA BAY | BAYSHORE WALK | 99 years leasehold | — | — |
| VENEZIO | UPPER EAST COAST ROAD | Freehold | 40 | 2007 |
| VILLAS LAGUNA | UPPER EAST COAST ROAD | Freehold | 31 | 1993 |
| WATERFRONT GOLD | BEDOK RESERVOIR ROAD | 99 yrs lease commencing from 2009 | 922 | 2014 |
| WATERFRONT ISLE | BEDOK RESERVOIR ROAD | 99 yrs lease commencing from 2009 | 922 | 2015 |
| WATERFRONT KEY | BEDOK RESERVOIR ROAD | 99 yrs lease commencing from 2007 | 842 | 2012 |
| WATERFRONT WAVES | BEDOK RESERVOIR ROAD | 99 yrs lease commencing from 2007 | 842 | 2011 |
| YUGI GARDEN | JALAN CHEMPAKA KUNING | Freehold | — | — |
| ZEPHYR PARK | Sea Breeze Avenue | Freehold | 49 | 1993 |
Sales Market Analysis
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| Studio | 206 | $860,004 | $1,884 psf |
| 1-Bed | 1,068 | $1,307,550 | $2,070 psf |
| 2-Bed | 1,047 | $1,491,927 | $1,738 psf |
| 3-Bed | 1,865 | $1,833,633 | $1,597 psf |
| 4-Bed | 678 | $2,397,790 | $1,548 psf |
| 5-Bed | 655 | $3,563,674 | $1,162 psf |
| Month | Volume | Avg PSF |
|---|---|---|
| 2025-06 | 72 | $1,599 psf |
| 2025-07 | 72 | $1,576 psf |
| 2025-08 | 85 | $1,542 psf |
| 2025-09 | 51 | $1,625 psf |
| 2025-10 | 69 | $1,540 psf |
| 2025-11 | 57 | $1,584 psf |
| 2025-12 | 51 | $1,550 psf |
| 2026-01 | 56 | $1,528 psf |
| 2026-02 | 55 | $1,594 psf |
| 2026-03 | 595 | $2,452 psf |
| 2026-04 | 446 | $2,688 psf |
| 2026-05 | 2 | $2,128 psf |
From 2021 to 2026, average PSF in District 16 has appreciated by 108.4% (~21.7% annualized).
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 919 | $1,179 psf | — |
| 2022 | 946 | $1,394 psf | ↑ 18.2% |
| 2023 | 828 | $1,565 psf | ↑ 12.3% |
| 2024 | 809 | $1,523 psf | ↓ 2.7% |
| 2025 | 863 | $1,671 psf | ↑ 9.7% |
| 2026 | 1,154 | $2,457 psf | ↑ 47.1% |
Top Performing Condos
| # | Condo | Avg PSF | Avg Price | Sales |
|---|---|---|---|---|
| 1 | VELA BAY | $2,869 psf | $2,358,472 | 371 |
| 2 | PINERY RESIDENCES | $2,550 psf | $2,185,342 | 549 |
| 3 | BAGNALL HAUS | $2,505 psf | $2,243,391 | 104 |
| 4 | EXCELSIOR GARDENS | $2,239 psf | $4,278,600 | 5 |
| 5 | SKY EDEN@BEDOK | $2,115 psf | $1,940,938 | 162 |
| # | Condo | Sales | Avg PSF |
|---|---|---|---|
| 1 | PINERY RESIDENCES | 549 | $2,550 psf |
| 2 | VELA BAY | 371 | $2,869 psf |
| 3 | SCENECA RESIDENCE | 269 | $2,084 psf |
| 4 | THE BAYSHORE | 245 | $1,232 psf |
| 5 | THE GLADES | 226 | $1,613 psf |
Rental Market Analysis
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 1,206 | $5,253/mo | $1,500/mo | $15,000/mo |
| 1-Bed | 3,587 | $2,855/mo | $1,242/mo | $7,800/mo |
| 2-Bed | 7,626 | $3,402/mo | $630/mo | $7,000/mo |
| 3-Bed | 6,155 | $4,351/mo | $1,300/mo | $8,600/mo |
| 4-Bed | 1,137 | $5,786/mo | $2,500/mo | $11,500/mo |
| 5-Bed | 78 | $8,208/mo | $5,000/mo | $11,000/mo |
| 6-Bed | 2 | $3,550/mo | $3,200/mo | $3,900/mo |
| 8-Bed | 4 | $10,678/mo | $9,000/mo | $13,000/mo |
Investment Outlook
| Type | Avg Price | Avg Rent | Est. Gross Yield |
|---|---|---|---|
| Studio | $860,004 | $5,253/mo | 7.33% |
| 1-Bed | $1,307,550 | $2,855/mo | 2.62% |
| 2-Bed | $1,491,927 | $3,402/mo | 2.74% |
| 3-Bed | $1,833,633 | $4,351/mo | 2.85% |
| 4-Bed | $2,397,790 | $5,786/mo | 2.90% |
| 5-Bed | $3,563,674 | $8,208/mo | 2.76% |
Estimated gross yields are calculated from average sale prices and average monthly rents. Actual net yields will vary after accounting for maintenance fees, property tax, agent commissions, and vacancy periods.
ShiokNest's URA transaction database covers 5,519 condo sales across District 16 from 2021 to 2026 Q2, revealing a PSF landscape that is meaningfully stratified by micro-location.
The Upper East Coast freehold strip commands the highest resale premiums. Projects along Upper East Coast Road — Bagnall Haus, Bleu @ East Coast, Breeze by the East, Balcon East — consistently transact between $1,546 psf and $1,905 psf on recent resales, with newly-TOP Bagnall Haus (113 freehold units, 2025 completion) recording launch prices reaching $2,707 psf for premium stacks.
Bayshore Road leasehold commands a sea-view premium that cuts across tenure. Legacy projects such as Costa del Sol (906 units, 99-year, 2003 TOP) and Bayshore Park (1,083 units, 99-year, 1986 TOP) trade at a discount in absolute terms, yet retain strong rental demand because of their East Coast Park frontage. Newer launches confirm that sea-view allocation carries a premium of roughly $600–$900 psf over inland Bedok equivalents.
Bedok Reservoir fringe offers value depth. Projects anchored around Bedok Reservoir Road — Archipelago (553 units, 99-year, 2016 TOP) and Aquarius by the Park (720 units, 99-year, 2002 TOP) — represent the district's most affordable quantum entry, with typical psf in the $1,200–$1,450 psf range.
| Micro-zone | Indicative PSF range | Typical tenure | Key driver |
|---|---|---|---|
| Upper East Coast Road (freehold strip) | $1,546 – $2,707 psf | Freehold | Land scarcity, sea proximity |
| Bayshore Road (sea-view corridor) | $1,514 – $2,886 psf | 99-year / new launch | East Coast Park frontage, TEL |
| Bedok Town Centre belt | $1,300 – $1,600 psf | Mix of 99-year / freehold | EWL interchange, amenities |
| Bedok Reservoir fringe | $1,200 – $1,450 psf | 99-year | Lake-park lifestyle, quantum value |
Gross rental yield across the district averages 2.6% on a median monthly rent of $3,600. Yield-seekers should note that the Bayshore corridor's elevated new-launch psf will compress headline yields to around 2.2–2.4% for Vela Bay buyers — the investment thesis there is capital appreciation rather than day-one income.
- Map your school priority before selecting a micro-zone. Run a 1 km radius check from your shortlisted project against Temasek Primary School, CHIJ (Katong) Primary, and St Anthony's Canossian Primary. Use the MOE School Finder to verify distances.
- Verify TEL Stage 5 opening timeline before committing. TEL Stage 5 — Bedok South and Sungei Bedok stations — targets 2H 2026 opening per LTA. If purchasing in the Bayshore corridor, cross-check the latest LTA TEL update.
- Stress-test your psf entry against district median. At $2,886 psf average (Vela Bay) vs. the district median of $1,514 psf, new Bayshore buyers are underwriting significant precinct transformation. Model your exit psf in 2030 assuming both a base case and a delay scenario.
- Check lease remaining on older 99-year stock. Projects like Bayshore Park (99-year from 1982) and Casa Merah (99-year from 2006) carry materially different lease decay profiles.
- Pull the last 12 months of URA rental transactions for your target block. Sea-view or park-facing units at Costa del Sol and Bayshore Park command $500–$800/month premiums over identical internal-facing units.
Frequently Asked Questions
What is the average PSF in District 16?
Is District 16 in CCR, RCR, or OCR?
What are the best condos in District 16?
What is the rental yield in District 16?
How many condos are in District 16?
How will TEL Stage 5 affect property values in District 16?
TEL Stage 5 — targeted for H2 2026 — adds two stations: Bedok South MRT and Sungei Bedok MRT (a TEL–Downtown Line interchange). Sungei Bedok will function as the eastern terminus of both lines. Historically, a new MRT station within 500 metres of residential stock has produced a measurable price uplift of 3–8% in the 12–24 months surrounding the opening. Benefits are typically partially priced in before opening.
What is the Bayshore precinct and why is it significant for District 16 buyers?
The Bayshore precinct is designated in the URA Draft Master Plan 2025 as Singapore's first purpose-built coastal residential town — approximately 10,000 new homes across 60 hectares of seafront land. Vela Bay (515 units, 99-year leasehold), launched on 11 April 2026 by SingHaiyi Group at an average $2,886 psf, is the first private residential project to launch in this precinct. The supply of ~10,000 homes arriving over the next 10–15 years will create holding-period competition.
Are there freehold condos in District 16, and is the premium justified?
Yes — District 16 has a meaningful freehold pocket concentrated along Upper East Coast Road and scattered through Eastwood, Kew Drive, and Changi Green. Notable freehold projects include Bagnall Haus, Bleu @ East Coast, Breeze by the East, Cascadale, Changi Court, and Changi Green. Freehold units typically command a 15–25% psf premium over comparable 99-year stock. For buyers holding 15+ years or passing the asset to the next generation, freehold's immunity to lease decay is material.
What primary and secondary schools are in or near District 16?
Primary schools within or near the district include Temasek Primary School, CHIJ (Katong) Primary, St Anthony's Canossian Primary, Bedok Green Primary, and Fern Green Primary. At secondary level, Victoria School — consistently among Singapore's top secondary schools by PSLE aggregate cut-off — is a key draw, alongside Temasek Secondary School, Bedok View Secondary, and CHIJ Katong Convent.
Should I buy new launch in Bayshore or resale along Upper East Coast Road?
The choice hinges on your investment thesis. New launch in Bayshore (Vela Bay at ~$2,886 psf) suits buyers who believe the precinct transformation will underpin capital appreciation over 5–10 years. Day-one yields will be thin (~2.2–2.4%). Resale freehold on Upper East Coast Road suits buyers seeking lower quantum entry with no lease decay, proven rental demand, and en-bloc optionality. Always consult a licensed real estate professional before deciding.
Methodology & Sources
Figures below are drawn from 2021 to 2026 and revised periodically as new data is published.
Transaction data sourced from URA REALIS.
- Gross yield estimates assume no vacancy, maintenance fees, or taxes.
- View area maps and nearby amenities on OneMap.
- Check stamp duty rates at IRAS BSD and IRAS ABSD.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.