The Daffodil
Overview & Key Facts
The Daffodil is a 65-unit freehold condominium developed by Wing Fong Development (Torie Group), located at 568 Upper East Coast Road in District 16. Completed in 1999, this low-rise development of just four storeys has quietly occupied one of the most strategically fortuitous positions in the East Coast corridor — a fact that the Thomson-East Coast Line has now made unmistakably clear. Bedok South TEL station, opening in the second half of 2026, sits just 210 metres from the development’s entrance — a proximity that transforms The Daffodil from a sleepy boutique condo into one of the best-connected freehold addresses in D16.
At a current average of $1,172,326 (median $1,125,000) and $1,548 psf, The Daffodil trades at a meaningful discount to virtually every leasehold competitor in the Bayshore–Bedok South cluster. Sceneca Residence commands $2,084 psf on a 99-year lease; Pinery Residences launches at $2,550 psf. The Daffodil’s freehold status at $1,548 psf represents a rare value proposition: permanent tenure at a price point below newer leasehold developments, with TEL connectivity that most older freeholds in the area lack.
The trade-off is age. A 1999-vintage development with 65 units delivers basic facilities — swimming pool, spa pool, wading pool, playground, and 24-hour security — rather than the resort-grade amenity suites of modern launches. Renovation is likely needed for resale units. But for buyers who prioritise location, freehold tenure, and MRT access over facilities and newness, The Daffodil offers a combination that is genuinely difficult to replicate at this price point anywhere in the East Coast.
Location & Connectivity
The Daffodil sits on Upper East Coast Road, a mature residential stretch that blends low-rise condominiums, landed homes, and local shophouses into a distinctly East Coast character. The immediate neighbourhood is quiet and leafy — long-term residents describe it as “an oasis from the hustle and bustle” with secondary forest greenery and abundant birdlife visible from upper-floor units. This is not the hyper-urban density of Marine Parade or Katong — it is a pocket of suburban calm within a well-connected district.
Daily amenities are within comfortable reach. A Sheng Siong supermarket, McDonald’s, bowling alley, and cluster of food outlets sit within a 2-minute walk along Upper East Coast Road. The Eastpoint Mall at Simei and Bedok Mall at Bedok MRT are both accessible within 10 minutes by bus or car, providing comprehensive retail, dining, and banking. For hawker food, the Bedok Interchange Hawker Centre and East Coast Lagoon Food Village are short drives away. East Coast Park — Singapore’s premier coastal recreation strip — is approximately 1.5 km south, accessible by cycling or a quick drive.
The school catchment serves families well. Bedok South Secondary School is just 220 m away, Yu Neng Primary School is 660 m, and Opera Estate Primary School is 1.01 km — all within comfortable walking distance. Dunman High School, one of Singapore’s top-ranked Special Assistance Plan (SAP) schools, is 1.12 km away — a significant draw for families prioritising bilingual education.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bedok South Secondary School | secondary | Within 1 km |
| Yu Neng Primary School | primary | Within 1 km |
| Opera Estate Primary School | primary | ~1.0 km |
| Bedok Green Primary School | primary | ~1.0 km |
| Bedok View Secondary School | secondary | ~1.0 km |
| Dunman High School | secondary | ~1.1 km |
| Dunman High School (JC) | jc | ~1.1 km |
| Bedok North Secondary School | secondary | ~1.3 km |
Facilities
The Daffodil’s facilities reflect its era and scale. As a 65-unit development completed in 1999, the amenity offering is functional rather than aspirational: a swimming pool, spa pool, wading pool, covered car park, playground, and 24-hour security. There is no gym, tennis court, function room, or BBQ pavilion — the standard amenities that post-2010 condominiums typically include. For residents who require a full fitness suite or entertaining spaces, this is a genuine limitation.
The counterpoint is exclusivity through scale. With just 65 units sharing a single pool, crowding is essentially non-existent. Long-term residents consistently note that the swimming pool and spa are “hardly used,” making them feel like private amenities rather than shared facilities. For residents who value a quiet, uncrowded pool over a resort-grade facility deck, The Daffodil’s minimalist offering is actually an advantage.
“The swimming pools, gym and sauna are hardly used. I have been staying here since 1998 and this is my oasis from the hustle and bustle of Singapore. An undiscovered gem for nature lovers and bird watchers — the main windows face green secondary forests with plenty of birdlife and wildlife to enjoy.”
— Owner-occupier, since 1998 (SG Expats)
Maintenance quality is mixed. The MCST keeps common areas generally clean, but some tenants have noted that individual unit maintenance varies by owner — a characteristic common to older, smaller developments where landlord engagement differs. The covered car park provides adequate parking for the small unit count, and 24-hour security offers the baseline safety that families expect.
Unit Sizes & Layout
The Daffodil offers a mix of one-bedroom, two-bedroom, and three-bedroom configurations across its four-storey low-rise block. The unit sizes are generous by current market standards — a hallmark of late-1990s developments before the era of compact “shoebox” units. Three-bedroom layouts offer family-friendly proportions with enclosed kitchens and dedicated utility areas, while two-bedroom units provide comfortable living for couples or small families.
The low-rise format (four storeys) means no lift lobby waiting times and a sense of scale closer to landed living than high-rise apartment living. Upper-floor units enjoy views over the surrounding greenery and secondary forest — residents have noted opportunities for bird watching and nature photography from their windows, a lifestyle amenity that no developer can engineer. Lower-floor units benefit from the mature tree canopy but may experience reduced natural light and occasional mosquito concerns from the adjacent vegetation.
The unit mix includes options for both owner-occupiers and investors, with smaller units suitable for rental to professionals and families drawn to the upcoming Bedok South TEL station. At a median transaction price of $1,125,000, the entry point is accessible by D16 freehold standards.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 3 | $1,408 | $970,000 |
| 2 BR | 7 | $1,460 | $1,077,841 |
| 3 BR | 5 | $1,434 | $1,426,000 |
Pricing & Market Position
Based on 15 recorded transactions, sale prices range from $875,000 to $1,550,000, averaging $1,172,326 (~$1,548 psf).
Rents range from $1,500 to $4,300 per month across 96 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 28.4% (from $1,193 to $1,531 psf).
Neighbourhood Comparison
In the Bedok South–Bayshore TEL corridor, The Daffodil ($1,548 psf, freehold, TOP 1999) occupies the value end of a rapidly repricing market. Sceneca Residence ($2,084 psf, 99-year lease) is the most direct new-launch comparison — a mixed-use integrated development at Tanah Merah MRT with modern finishes and full facilities, but trading at a 35% PSF premium on depreciating leasehold tenure. The Bayshore ($1,229 psf, 99-year from 1997) is the closest price peer — a similarly aged leasehold development with more units (1,038) and larger facilities, but without freehold status and further from Bedok South TEL. The Glades ($1,610 psf, 99-year from 2013) sits at the mid-point — newer finishes and Tanah Merah MRT walkability, but 82 years of remaining lease versus The Daffodil’s perpetuity.
The Daffodil’s competitive position is anchored by two factors no competitor can match simultaneously: freehold tenure and Bedok South TEL at 210 m. Sceneca Residence offers MRT integration but at leasehold premium pricing. The Glades offers relative newness but on a depreciating lease. The Bayshore offers lower PSF but without freehold or equivalent MRT proximity. Buyers choosing The Daffodil are accepting 1999-vintage facilities and renovation costs in exchange for permanent land ownership at a price that leasehold neighbours cannot undercut — a trade-off that becomes more compelling with every year the lease clock ticks on surrounding 99-year developments.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE DAFFODIL | Freehold | 1999 | 65 | $1,548 |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| VELA BAY | 99 years leasehold | — | — | $2,869 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,232 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,613 |
ShiokNest Scores
Our proprietary scoring system evaluates THE DAFFODIL across multiple dimensions.
What Residents Say
“I have been staying here since 1998 and this is my oasis from the hustle and bustle of Singapore. An undiscovered gem for nature lovers and bird watchers — the main windows face green secondary forests with plenty of birdlife and wildlife to enjoy. The swimming pools and spa are hardly used, so it feels like having a private pool. Bus stops, Sheng Siong, bowling alley, McDonald’s and food outlets are within a two-minute walk.”
— Owner-occupier, since 1998 (SG Expats)
“Conveniently located for beach lovers and shopping addicts. East Coast Park is just minutes away, and the neighbourhood has everything you need for daily life without travelling far. The condo is small and quiet — you actually know your neighbours here, which is rare in Singapore. With the new TEL station coming, this location is about to become much more connected. We’re excited about Bedok South MRT being practically at our doorstep.”
— Owner-occupier, three-bedroom (PropertyGuru)
“Rented a unit here for two years. The location is convenient with shops and food nearby, and it’s quiet compared to bigger condos. The development is old though — the gym equipment is outdated and the unit needed work. Trees around the property attract mosquitoes, especially in the evening. For the rent, it’s decent value, but go in with realistic expectations about the age of the building. Once the MRT opens, I think this place will see more rental demand.”
— Former tenant, two-bedroom (99.co)
Strengths & Weaknesses
- Bedok South TEL station just 210 m away — among the closest MRT proximities of any D16 condo
- Freehold tenure at $1,548 psf — 26% below Sceneca Residence ($2,084 psf, 99-year) and 39% below Pinery Residences ($2,550 psf)
- Triple MRT access: Bedok South TEL (210 m), Bayshore TEL (700 m), Tanah Merah EWL (1.25 km)
- Proven rental demand with 94 transactions and 3.31% gross yield — likely to strengthen post-TEL opening
- Quiet boutique scale (65 units) with uncrowded pool and intimate community atmosphere
- Upper East Coast lifestyle: East Coast Park nearby, local food and shops within 2-minute walk
- Dunman High School (SAP) within 1.12 km — strong bilingual education catchment
- Low entry price: median $1,125,000 for a freehold D16 condo with MRT doorstep access
- ECP access 3 minutes by car — CBD 15 min, Changi Airport 10 min off-peak
- 1999 vintage (27 years old) — most resale units require $50,000–80,000 renovation budget
- Basic facilities only: pool, spa, wading pool, playground — no gym, tennis court, or function room
- Walkability score 55/100 — adequate for daily needs but car helpful for comprehensive shopping
- Small MCST (65 units) means limited sinking fund capacity for major structural works
- Lower-floor units face dense vegetation — mosquito concerns and reduced natural light
- No lift service in low-rise format may be inconvenient for elderly or mobility-impaired residents
- Capital appreciation modest: $1,335 to $1,548 psf over five years (16% cumulative)
- Older building facade and common areas cannot match aesthetic standards of post-2015 developments
Verdict
The Daffodil is a textbook example of location arbitrage. A freehold condo at $1,548 psf with a TEL station 210 metres from the door — in a district where leasehold competitors command $2,000–2,550 psf — is a pricing anomaly explained almost entirely by age. The 1999 vintage means dated facilities, probable renovation costs, and an aesthetic that cannot compete with new launches. But the permanent tenure, the TEL doorstep access, and the quiet Upper East Coast character create a value proposition that numbers-focused buyers should examine seriously.
The 3.31% gross yield from 94 rental transactions confirms steady tenant demand, driven by the East Coast lifestyle, proximity to Changi Airport employment clusters, and now the TEL connectivity premium. As Bedok South station opens in H2 2026, rental demand is likely to strengthen further — tenants who previously avoided older East Coast condos due to MRT gaps will now find The Daffodil competitive with newer stock at materially lower rents.
The limitations are honest: facilities are basic (pool, spa, playground — no gym, no tennis, no function room), renovation is a near-certainty for resale units, and the 65-unit scale means a small MCST with limited sinking fund capacity for major works. Capital appreciation has been steady but unspectacular ($1,335 → $1,548 psf over five years), and the development’s age means it will never command the PSF premiums of new launches. But for buyers who want freehold tenure, TEL access, and a quiet East Coast address without paying $2 million+, The Daffodil deserves a place on the shortlist.