The Glades

Overview & Key Facts

The Glades is a 726-unit condominium on Bedok Rise in District 16, completed in 2017 on a 99-year lease from 2013. Developed by Keppel Land and China Vanke through their joint venture Sherwood Development Pte Ltd, The Glades marries two of Asia’s most respected residential developers — Keppel Land, Singapore’s flagship property arm known for Reflections at Keppel Bay and Corals at Keppel Bay, and Vanke, China’s largest homebuilder. The result is a development that punches well above its OCR price bracket in build quality and design ambition.

Spread across a generous 343,000-square-foot site with nine blocks of 10 to 12 storeys, The Glades is defined by three signature Sky Pods — towering tree-like sculptural structures inspired by the Supertrees at Gardens by the Bay — that illuminate the grounds at night and give the development a resort identity unlike anything else in the Tanah Merah corridor. The architecture by P&T Consultants, landscaping by Peridian Asia, and interiors by Index Design created a development that earned recognition at launch for its lifestyle-forward approach.

At a current average of $1,144,112 per unit ($1,720 psf over the trailing twelve months) with a gross rental yield of 3.56% supported by an exceptional 1,060 recorded rental transactions, The Glades delivers a compelling combination: direct MRT-adjacent living at an East-West Line interchange that is being upgraded for the Thomson-East Coast Line, Keppel Land finishing quality, and one of the most active rental markets in D16. With 86 years of lease remaining and steady PSF appreciation from $1,530 to $1,738 over recent years, the trajectory is encouraging.

Location & Connectivity

The Glades occupies what is arguably the most MRT-accessible address in District 16. Tanah Merah MRT (EW4) — a major interchange station on the East-West Line — is just 280 metres away, connected via a sheltered pedestrian walkway from the development’s side gate. This is not merely a neighbourhood station: Tanah Merah is the interchange point where the EWL branches to Changi Airport (two stops) and the main east-west trunk line running through Paya Lebar, City Hall, and Jurong East. Critically, Tanah Merah is being modified into a TEL interchange, with preparatory works ongoing since 2016 to add Thomson-East Coast Line connectivity. When completed, residents will have dual-line access from a single station.

The immediate surroundings of The Glades are relatively quiet — the development fronts low-rise landed housing to the south, providing unblocked views and breezes for south-facing units. This has historically been both a strength and a weakness: the landed estate preserves privacy and sightlines, but it means there are limited walkable retail and dining options in the immediate vicinity. This gap is being addressed by Sceneca Residence, the mixed-use development directly across the road that introduces ground-floor commercial space including a supermarket — a genuine game-changer for daily convenience.

The school catchment is exceptionally strong. Fengshan Primary School is a remarkable 50 metres from The Glades — effectively at the doorstep, making it one of the closest school-to-condo proximities in Singapore. Ping Yi Secondary (290 m) and Bedok Green Primary (300 m) are also within comfortable walking distance. For families with primary-school-age children, the Fengshan Primary proximity alone is a compelling reason to shortlist The Glades, as it falls well within the 1 km priority enrolment band. Bedok Mall, one stop away on the MRT, provides comprehensive retail, dining, and supermarket options, while East Coast Park and Bedok Reservoir Park are both accessible within a short drive or cycle ride.

Schools & Education

4 primary schools within the 1 km Priority Phase balloting radius.

Facilities

The Glades’ facilities are designed around the “resort living” concept that Keppel Land has refined across its portfolio, and the execution here is genuinely impressive for a mid-range D16 development. The centrepiece is a 50-metre Grand Pool that winds its way through the length of the development, complemented by a children’s pool, multiple jacuzzi spa pools (one large, one medium, and two smaller ones), and a hydrotherapy rain shower area. The aquatic facilities alone would be noteworthy; combined with the three iconic Sky Pods — each housing its own spa pool at elevation — the swimming experience is closer to a boutique resort than a suburban condominium.

The three Sky Pods deserve special mention. These towering tree-like structures, each standing several storeys tall, are illuminated at night and create a visual signature that is instantly recognisable. They function as elevated relaxation decks with spa pools, offering panoramic views and a sense of escape from ground-level living. The effect after dark is genuinely atmospheric — multiple residents describe the evening ambience as “feeling like being in a holiday resort.”

Sporting and fitness amenities include a tennis court, an outdoor fitness station, a yoga deck, and an aqua gym. The fully equipped gymnasium and clubhouse with function room (fitted with TV, refrigerator, cooking area, and WiFi) serve as communal gathering spaces. Children are catered for with a dedicated play zone and adventure slides. BBQ pavilions and a dining pavilion complete the entertaining amenities. The landscaping throughout is lush and well-maintained, with forest spa areas and zen gardens creating pocket retreats within the grounds.

“The facilities are fantastic — the pool is huge and the Sky Pods are genuinely special, especially at night when everything lights up. There are quite a number of jacuzzi spa pools throughout the development. The function room is well-equipped with a full cooking area, which is great for hosting. The whole place feels like a resort on weekends when you’re lounging by the pool.”

— Owner-occupier, two-bedroom, since 2017 (PropertyGuru)

The primary facility shortcoming is scale relative to population. With 726 units sharing a single tennis court, court availability during peak hours is a genuine constraint. The gymnasium has been described by multiple residents as “small by most condo standards” and can feel congested during evening hours. These are the inevitable trade-offs of a development that prioritised aquatic and lifestyle amenities over sporting infrastructure. Maintenance fees run approximately $362 per month for a two-bedroom unit — slightly above average for the area, reflecting the cost of maintaining the elaborate landscaping, Sky Pod lighting, and extensive water features.

Unit Sizes & Layout

The Glades offers one of the most diverse unit mixes in D16, with 104 distinct floor plan types across 726 units ranging from 452 to 2,594 square feet. The breakdown spans one-bedroom units (103), one-bedroom SoHo (55), two-bedroom compact (105), two-bedroom standard (198), two-bedroom SoHo (33), three-bedroom compact (68), three-bedroom standard (118), four-bedroom (20), four-bedroom dual key (10), and 16 penthouses. Three commercial spaces complete the development. This diversity means buyers can find configurations from studio-style pied-à-terre to expansive family penthouses within a single estate.

The standout innovation is Keppel Land’s patented SLIM (Sliding Integrated Multi-function) wall system, featured in the one- and two-bedroom convertible units. This movable partition system (Singapore patent application 201305381-4) allows residents to reconfigure their living space according to need — opening up the bedroom to create a larger living area for entertaining, or closing it off for privacy. The walls double as storage units, keeping the home uncluttered. It was an ahead-of-its-time flexible-living concept that presaged the “smart space” trend now common in new launches.

Interior finishing quality reflects the Keppel Land standard: marble flooring throughout, luxurious bathrooms with rain showers and built-in storage, and premium brand appliances. Several residents have highlighted the “spacious, bright and airy corridors” — uncommon in modern condominiums where corridor space is typically minimised. The double-volume ceiling in selected four-bedroom and penthouse units creates a dramatic sense of space. One-bedroom units at 452–527 square feet are compact but efficiently laid out; the two-bedroom standard units at 667–914 square feet offer genuinely liveable proportions; three-bedroom units at 990–1,248 square feet are spacious by current market standards.

Higher-floor south-facing units benefit from unblocked panoramas over the landed estate, with sea breezes from the East Coast. The 10–12 storey height is lower than many competing developments but sufficient to clear the surrounding low-rise housing. The 16 penthouses (1,916–2,595 sqft) offer the most expansive living in the development, with generous outdoor terraces and views extending toward the coastline.

Pricing & Market Position

Across 231 recorded transactions (all-time), sale prices range from $655,000 to $2,500,000, averaging $1,151,917.

Over the last 12 months, transactions averaged $1,708 psf.

Rents range from $1,500 to $8,200 per month across 1,138 rental transactions. Current rental yield sits at approximately 3.5%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at THE GLADES 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:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 17.5% (from $1,460 to $1,716 psf).

Neighbourhood Comparison

In the Tanah Merah–Bedok corridor (District 16), The Glades ($1,720 psf, 99-year from 2013, ~86 years remaining) occupies a strategic middle ground between value-oriented older stock and premium new launches. Sceneca Residence ($2,084 psf, 99-year from 2022) is the obvious premium comparison — a brand-new mixed-use development directly across the road from The Glades with integrated Tanah Merah MRT access, ground-floor retail including a supermarket, and a fresh 99-year lease. At a 21% premium to The Glades, Sceneca offers 13 more years of lease and new-build appeal, but delivers just 268 units on a far smaller site with correspondingly fewer facilities. The Glades’ counter-argument is proven: its Sky Pod resort facilities, 1,060 rental track record, and Keppel Land build quality are known quantities rather than promises.

Grandeur Park Residences ($1,807 psf, 99-year from 2016) near Tanah Merah MRT is the closest new-vintage competitor, trading at a 5% premium with similar MRT proximity and a marginally fresher lease. Urban Vista ($1,492 psf, 99-year from 2014, ~87 years remaining) near Tanah Merah offers a 13% discount with comparable lease length but lacks The Glades’ distinctive facilities and direct sheltered MRT walkway. ECO ($1,442 psf, 99-year from 2012, ~85 years remaining) on Bedok South Avenue 3 is the value alternative at a 16% discount, offering a quieter location away from MRT tracks but sacrificing the doorstep MRT access that defines The Glades’ rental appeal.

At the other end, The Bayshore ($1,227 psf, 99-year from 1996, ~66 years remaining) offers resort-scale facilities that dwarf The Glades — a driving range, putting green, four tennis courts — at a 29% discount, but carries 20 fewer years of lease and the accelerating depreciation that accompanies a sub-70-year leasehold. The Glades’ competitive position is clear: it is the MRT-adjacent, quality-built, rental-proven choice for buyers who prioritise connectivity and tenant demand over either maximum value (The Bayshore, ECO) or maximum newness (Sceneca).

Lease Decay Analysis

The 99-year lease runs from 2013, meaning approximately 13 years have already been consumed. Roughly 86 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~76 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates THE GLADES across multiple dimensions.

What Residents Say

“Lots of facilities to enjoy on weekends, nice interior with modern luxurious finishing and the best brand appliances. Huge common compound and greenery. The ambience at night feels like being in a holiday resort with the Sky Pods all lit up. Luxurious bathroom with rain shower and storage, plus marble flooring throughout the unit which is easy to clean. Spacious, bright and airy corridors which is unusual for a condo these days.”

— Owner-occupier, two-bedroom (PropertyGuru, 9/10 rating)

“I was a little anxious before I collected my keys as many people told me about track noise for condos near MRT stations. But to my pleasant surprise, nothing heard from my unit. That could be because I chose a unit facing the landed houses. Location is very convenient, just steps away from the MRT exit. I don’t even need a cab when travelling to and from the airport now, and it’s actually faster! The pool is amazing and the Sky Pods at night really do feel special.”

— Owner-occupier, south-facing unit (SingaporeExpats, 9.5/10 rating)

“One of the best around the area — fantastic resort-like facilities and MRT right at the doorstep. There are quite a number of jacuzzi spa pools within the vicinity. The function room is well-equipped with TV, fridge, cooking area and WiFi. My only gripe is the gym is a bit on the small side for 726 units and there’s only one tennis court, which can be hard to book on weekends. But the trade-off is worth it for the lifestyle.”

— Tenant, three-bedroom (PropertyGuru)

“I rent out my two-bedder to an airline crew member at $3,400 a month and have had near-zero vacancy over five years. Tenants love the Tanah Merah MRT access — two stops to Changi Airport is a huge draw for aviation professionals. The rental demand here is genuinely strong and consistent. At $1,720 psf the yield works, and with the TEL coming to Tanah Merah I expect both capital and rental values to have more room to run.”

— Investor-owner, two-bedroom, since 2018 (EdgeProp)

Strengths & Weaknesses

Verdict

The Glades is a development that gets the fundamentals right: MRT access that is among the best in suburban Singapore, a reputable developer duo that delivered quality finishes, a rental market proven by over 1,060 transactions, and a lease that still has 86 years of runway. The steady PSF appreciation from $1,530 to $1,738 over recent years — a 13.6% gain — demonstrates that the market recognises these strengths, even as The Glades approaches its ninth year.

The investment thesis is anchored in infrastructure. Tanah Merah’s ongoing conversion into a dual-line interchange (EWL + TEL) is the most significant catalyst. When the Thomson-East Coast Line extension reaches Tanah Merah, residents gain direct TEL access to the city centre without changing lines. The subsequent TEL extension to Changi Airport Terminal 5 — where a TEL–CRL interchange will be created — effectively places The Glades within one or two stops of three separate MRT networks by the mid-2030s. Few existing condominiums in Singapore will be able to claim equivalent multi-network connectivity. This is a catalytic upgrade that is not yet fully priced in.

The rental economics are strong. At $3,352 average rent and a 3.56% gross yield, The Glades benefits from proximity to Changi Airport (two MRT stops), making it perennially popular with aviation industry professionals, airline crew, and airport-related tenants. The 1,060 rental transactions on record — an exceptionally high number for a 726-unit development — speak to consistent, deep tenant demand rather than a handful of lucky lets. With Sceneca Residence introducing ground-floor retail across the road, the “nothing walkable nearby” criticism is being resolved, further boosting tenant appeal.

The bear case centres on two issues. First, MRT noise for track-facing units is a genuine quality-of-life concern that cannot be mitigated post-purchase — buyers must choose their stack carefully. Second, at $1,720 psf, The Glades sits in a middle ground where it is neither the value play (The Bayshore at $1,227 psf with resort-scale facilities) nor the premium new-build (Sceneca Residence at $2,084 psf with a fresh 99-year lease and integrated commercial). Buyers choosing The Glades are paying for the combination of MRT adjacency, Keppel quality, and proven rental track record — a rational proposition for both owner-occupiers and investors, particularly those who secure a south-facing unit away from the tracks.