Balcon East
Balcon East is a freehold condominium in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive), within Singapore's Outside Central Region (OCR). The development was completed in 2012 and comprises 37 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
BALCON EAST is a freehold condominium at UPPER EAST COAST ROAD in District 16 (OCR), developed by FEATURE LAND PTE LTD, comprising 37 units, completed in 2012.
Location & Connectivity
BALCON EAST is approximately 310m from Bayshore MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Bayshore | Thomson-East Coast Line | 310m |
| Bedok South | Thomson-East Coast Line | 550m |
| Tanah Merah | East-West Line | 1.5 km |
Schools & Education
15 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Bedok South Secondary School | Secondary | 550m |
| Dunman High School | Secondary | 780m |
| Dunman High School (JC) | JC | 780m |
| Yu Neng Primary School | Primary | 890m |
| Opera Estate Primary School | Primary | 900m |
| Bedok Green Primary School | Primary | 1.3 km |
| Bedok View Secondary School | Secondary | 1.4 km |
| Bedok North Secondary School | Secondary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,464 psf | $788,000 |
| 3 BR | 1 | $1,410 psf | $1,670,000 |
| 5+ BR | 1 | $1,331 psf | $2,880,000 |
Market Position
BALCON EAST has recorded 3 sales at an average price of $1,779,333.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at BALCON EAST typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 1 BR | $2,694/mo | $788,000 | 4.10% | $342/mo |
| 3 BR | $4,414/mo | $1,670,000 | 3.17% | $264/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2022 | 1 | $1,464 psf | — |
| 2023 | 2 | $1,371 psf | ↓ 6.4% |
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Price Index Check
The ShiokNest Price Index for District 16 reads 140.4 as of June 2026 — up 8.4% 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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PINERY RESIDENCES | 99 years leasehold | $2,551 psf | 551 |
| VELA BAY | 99 years leasehold | $2,869 psf | 372 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | $2,085 psf | 270 |
| THE BAYSHORE | 99-year leasehold | $1,237 psf | 252 |
| THE GLADES | 99 yrs lease commencing from 2013 | $1,614 psf | 231 |
What Could Work Against You
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 37-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: mrt-walkable commuters, quiet sanctuary seekers, long-term hold (10+ yr) and freehold / generational hold. Located ~314m from Bayshore MRT, this property is a comfortable daily walk for transit commuters.
yield-focused investors should probably look elsewhere. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
BALCON EAST is a freehold development in District 16 (OCR), with 37 units, offering a gross yield of 2.5%.
Explore the full BALCON EAST dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BALCON EAST against staying public? These HDB towns sit within walking or short-drive distance:
- Bedok — 4-room average $659,895 (460m away), an upgrader gap of about $1,100,000
FAQ
What is the average PSF for BALCON EAST?
Is BALCON EAST freehold?
What is the rental yield for BALCON EAST?
Which MRT is nearest to BALCON EAST?
Sources & Next Steps
- BALCON EAST Dashboard — Live charts and analytics
- URA — Official transaction data
- District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) — District 16 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions
- Rental data: 33 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2023 · 3 records analysed · Source: URA private-sale caveats