The Summit
Overview & Key Facts
The Summit is a 242-unit freehold condominium at 451–461 Upper East Coast Road in District 16, developed by Tuan Huat Development Pte Ltd (Ban Hin Leong) and completed in 1994. Spread across six low-rise residential blocks on a generous 30,033 sqm freehold land parcel, The Summit occupies one of the most coveted residential stretches on Singapore’s east coast — sandwiched between the recreational corridor of East Coast Park and the established residential enclave of Upper East Coast Road.
The development sits in a part of District 16 that is undergoing a meaningful generational transition. The Bayshore precinct — immediately adjacent — has been earmarked by URA for significant densification, with the new integrated Bayshore MRT station (Thomson-East Coast Line, TE29) now operational just 433 metres from The Summit’s entrance. For a 30-year-old freehold development that has historically relied on car ownership for convenience, the arrival of TEL connectivity is a structural location upgrade that materially changes the accessibility calculus for prospective buyers and tenants.
At an average transacted PSF of approximately $1,602 against an average area of 1,282 sqft, The Summit offers generous unit sizes by Singapore standards — a product of its 1994 vintage, when developers built larger homes. The gross yield of approximately 2.3% (average rent $3,966/month against the current PSF) is modest but meaningful for a freehold asset, reflecting steady rental demand from the east coast expatriate and local professional tenant pool. For buyers evaluating long-term freehold land ownership in a TEL-connected east coast precinct, The Summit represents a materially different value proposition today than it did a decade ago.
The development is not a luxury product by contemporary Singapore standards. Its 1994 facilities are functional rather than aspirational, its six-storey blocks lack the panoramic views of modern high-rises, and the building is mature. But for buyers who prioritise freehold land ownership, generous unit sizes, East Coast Park access, and an established residential neighbourhood — with TEL connectivity now embedded in the address — The Summit offers a compelling east coast freehold proposition at a meaningfully lower entry PSF than newer District 16 alternatives.
Location & Connectivity
The Summit’s address on Upper East Coast Road places it at the heart of one of Singapore’s most established and sought-after residential corridors. The Upper East Coast Road stretch — from Bedok to the Bayshore precinct — has long been associated with landed homes, mature HDB estates, and a distinctive east coast lifestyle centred on the recreational infrastructure of East Coast Park. The Summit is positioned approximately 1.5 km from East Coast Park’s main recreational belt — accessible by bicycle along the park connector network or a short drive. For families, cyclists, joggers, and residents who value access to Singapore’s most popular outdoor leisure destination, the proximity is a genuine and daily lifestyle asset.
The MRT connectivity picture has been transformed by the opening of the Thomson-East Coast Line. Bayshore MRT (TE29) is 433 metres from The Summit — approximately a 4–5 minute walk — and provides TEL access to Marina Bay (direct, approximately 20 minutes), the CBD Orchard Road corridor, and onward connections to the North. Bedok South MRT (TE30), the adjacent TEL station, is approximately 904 metres away. For the prior decade of The Summit’s history, the development was primarily car-dependent; today it is a genuine TEL-connected address, placing it in a markedly different category for buyers and tenants who prioritise public transport.
The daily convenience infrastructure along Upper East Coast Road and the Bedok corridor is well-developed. Bedok Mall at Bedok MRT (approximately 2 km by road) anchors the retail and dining catchment, offering supermarket (FairPrice), cinema (Cathay), and extensive F&B. Eastwood Centre and the various Upper East Coast Road shophouses provide nearer-term convenience retail. The East Coast hawker and seafood corridor — including the East Coast Lagoon Food Village and the Upper East Coast Road coffeeshops — provides a distinctive east coast dining culture that is one of the less tangible but genuinely valued aspects of the address for residents familiar with Singapore’s east.
For families, the schooling landscape in District 16 is strong. Bedok South Secondary School, Temasek Primary School, and Bedok South Primary School are within the 1–2 km primary school registration band for this address. The broader east coast corridor includes Temasek Secondary School, Victoria School, and Temasek Junior College — one of Singapore’s highest-performing junior colleges. For families relocating to Singapore’s east, the District 16 schooling catchment is a meaningful consideration.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Dunman High School | secondary | Within 1 km |
| Dunman High School (JC) | jc | Within 1 km |
| Bedok South Secondary School | secondary | Within 1 km |
| Opera Estate Primary School | primary | Within 1 km |
| Yu Neng Primary School | primary | Within 1 km |
| Bedok Green Primary School | primary | ~1.2 km |
| Bedok North Secondary School | secondary | ~1.3 km |
| Bedok View Secondary School | secondary | ~1.4 km |
Facilities
The Summit’s facilities reflect its 1994 vintage — functional, well-maintained, and scaled appropriately for a 242-unit development, but not aspirational by contemporary condominium standards. The development provides a swimming pool, BBQ pits, tennis courts, squash courts, a playground, covered car park, and 24-hour security. For a development completed 30 years ago, the absence of a fully equipped gymnasium is notable — although residents report this has been partially addressed through on-site fitness stations in common areas.
The swimming pool is described by residents as well-maintained and of reasonable size for the development scale. The tennis and squash court provision is a facilities point of difference — squash courts in particular are now rare at newer Singapore condominium developments, and for active squash players the provision is a genuine amenity. The BBQ pavilion area benefits from the development’s generous land parcel: at 30,033 sqm for 242 units, The Summit has a materially higher land-to-unit ratio than most contemporary Singapore condominiums, and the open communal spaces feel spacious and green rather than packed.
The 24-hour security coverage is consistent with the development’s age and market positioning. Covered parking for all units is provided, an amenity of practical value given that Upper East Coast Road has historically been car-dependent territory, though the arrival of Bayshore MRT has begun to reduce that dependency for residents who can walk to the station.
Prospective buyers should factor potential facilities-upgrade costs into their evaluation. At 30 years of age, major common-area components (pool tiling, lift systems, security equipment, landscaping) may be approaching or past replacement cycles. A review of the development’s sinking fund balance via the MCST is advisable before committing to a purchase. That said, the low-rise configuration means that major structural upgrades — lifts, external facade — are less complex and costly than for high-rise developments of comparable age.
Unit Sizes & Layout
The Summit’s 242 units are distributed across six blocks in 2-bedroom and 3-bedroom configurations, with eight floor plan variants ranging from 829 sqft to 1,668 sqft. The average transacted area of approximately 1,282 sqft is notably generous by Singapore standards — a direct consequence of the development’s 1994 vintage, when it was standard practice to build larger homes. By comparison, a typical 3-bedroom unit at a contemporary Singapore condominium development of comparable price tier would average 980–1,100 sqft, making The Summit’s floor plates approximately 15–30% larger than today’s equivalent product.
The 2-bedroom configurations at The Summit start from approximately 829 sqft — spacious by modern 2-bedroom standards. The 3-bedroom configurations at the upper end of the range (approximately 1,400–1,668 sqft) offer near-landed-equivalent internal space, with room for meaningful dining and living areas that are functionally impossible in a contemporary 1,000 sqft 3-bedder. For families with children, or for buyers transitioning from landed housing to condominium living without wanting to sacrifice living space, the larger unit variants at The Summit occupy a functional niche that is underserved by newer developments in this price band.
The six-storey low-rise configuration means that all units are accessible from ground-level staircases and lifts, and no unit is excessively high above grade. The low-rise format precludes panoramic city views; the most desirable units face the interior gardens and tree canopy. Given the east coast location and the proximity of East Coast Park, the ground-level tranquillity of the development is a genuine trade-off advantage against the sky-view premium of high-rise towers: what residents gain in quietude and greenery is what they give up in cityscape views.
At an average PSF of $1,602, The Summit’s units represent one of the more accessible freehold entry points in District 16. A typical 1,282 sqft 3-bedroom unit at this PSF implies a transaction price of approximately $2.05 million — freehold, TEL-connected, with generous floor space and East Coast Park lifestyle access. Comparable freehold D16 alternatives at higher PSF (Bayshore Park at approximately $1,300–$1,400 PSF; Costa Del Sol leasehold at lower PSF; newer developments at $1,800–$2,000+ PSF) each occupy different segments of the value spectrum, positioning The Summit in a compelling freehold-value sweet spot.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $1,730 | $1,446,296 |
| 3 BR | 19 | $1,610 | $1,992,000 |
| 4 BR | 7 | $1,586 | $2,523,286 |
Pricing & Market Position
Based on 29 recorded transactions, sale prices range from $1,378,888 to $3,280,000, averaging $2,063,789 (~$1,858 psf).
Rents range from $2,000 to $9,500 per month across 239 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 47.4% (from $1,305 to $1,923 psf).
Neighbourhood Comparison
The most structurally comparable development to The Summit within the District 16 freehold corridor is Bayshore Park on Bayshore Road — a large freehold condominium of 1,083 units developed in 1986 on an expansive 130,000 sqm site. Bayshore Park transacts at approximately $1,300–$1,400 PSF in recent transactions — a modest PSF discount to The Summit, reflecting the older vintage (1986 vs 1994) and a larger, more institutionally traded development. Bayshore Park’s extensive facilities (multiple pools, tennis courts, squash, gym, function rooms) are a meaningful facilities upgrade over The Summit’s more basic provision, but its scale and age profile create a different ownership and tenure calculation. For buyers weighing The Summit against Bayshore Park, the key differentiators are PSF (The Summit higher), facilities (Bayshore Park superior), and lot size (Bayshore Park significantly larger freehold landbank).
Costa Del Sol on Bayshore Road (99-year leasehold, 906 units, 2003 TOP) is the leasehold comparator in the Bayshore submarket. Transacting at approximately $1,200–$1,400 PSF, Costa Del Sol offers modern-era facilities (gym, multiple pools, tennis, function rooms) at a lower PSF than The Summit. For buyers who prioritise newer facilities and are comfortable with 99-year leasehold tenure, Costa Del Sol is the natural alternative; for buyers who insist on freehold title in D16, The Summit and Bayshore Park represent the primary freehold options in this PSF range.
At the newer end of the D16 spectrum, Cassia at Pandan (2014, 99-year, 752 units) and the pipeline Bayshore Drive integrated development (estimated 1,280 units directly above Bedok South TEL MRT) represent the contemporary leasehold alternative. The integrated Bayshore Drive development — directly atop Bedok South MRT with 22,300 sqm of retail — will launch at materially higher PSF (likely $2,000+ PSF given TEL integration) and represents a fundamentally different product: new-build leasehold with integrated MRT and retail versus mature freehold on a spacious site with a short walk to Bayshore TEL. The PSF gap between these two propositions will define the freehold premium conversation in this part of D16 over the next decade.
Against all D16 comparables, The Summit’s distinguishing combination is: freehold title at sub-$1,700 PSF, generous unit sizes (average 1,282 sqft), a 433-metre walk to Bayshore TEL MRT, and an established residential address with East Coast Park access. No other current D16 development offers the complete combination of these four attributes simultaneously. The development’s age is the primary trade-off, but for buyers whose investment thesis is freehold land value accumulation in a TEL-connected east coast precinct, the trade-off favours acquisition.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE SUMMIT | Freehold | 1994 | 242 | $1,858 |
| 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 SUMMIT across multiple dimensions.
What Residents Say
“We have lived here for eight years and have no plans to move. The space is incredible — our 3-bedder feels like a landed home compared to what friends have in newer condos. The greenery, the quiet, the pool, and now Bayshore MRT a short walk away. The Summit has everything we need.”
— Owner review via PropertyGuru
“Great place to raise a family. It is close to East Coast Park which we cycle to on weekends, the neighbours are friendly and the compound is safe. The building is old but well maintained. Would not swap the space for a newer but smaller unit anywhere else in D16.”
— Resident comment via 99.co
“We rented here as expats for two years and loved it. Large rooms, very quiet, the East Coast food belt nearby is fantastic, and now that Bayshore MRT is open the commute to the city is much easier. A very liveable neighbourhood.”
— Tenant review via EdgeProp
“Bought as a long-term freehold hold. The PSF is reasonable for D16 freehold, unit size is excellent value, and the TEL connectivity at Bayshore is a structural improvement to this address that I think is still not fully priced in by the market.”
— Investor comment via SRX
The resident profile at The Summit skews toward established owner-occupiers — families and empty-nesters who value the generous space, the low-rise tranquillity, and the east coast lifestyle over the amenity density of newer high-rise developments. The expatriate tenant pool is drawn by the proximity to East Coast Park, the large unit sizes, and the established neighbourhood character of Upper East Coast Road. The recurrent theme across resident feedback is space: unit sizes at The Summit consistently exceed what is available at comparable or higher price points in newer D16 developments, and for the residents who have found this combination, the development generates high retention rates.
Strengths & Weaknesses
- Freehold title on a generous 30,033 sqm land parcel in District 16 — permanent ownership with no lease decay considerations, suitable for multi-generational holding
- Bayshore MRT (TE29) now 433 metres away — a structural TEL connectivity upgrade that transforms this previously car-dependent address into a transit-accessible location
- Generous unit sizes averaging 1,282 sqft — materially larger than comparable-priced contemporary D16 developments; 3-bedroom units up to 1,668 sqft offer near-landed space standards
- East Coast Park lifestyle proximity — 1.5 km to East Coast Park recreational belt, accessible via park connector for cycling, jogging, and waterfront leisure
- Low-rise six-storey compound with mature tree canopy on generous site — spacious communal grounds, residential tranquillity, and garden-like living environment uncommon in Singapore condominiums
- Established residential address with strong community character — Upper East Coast Road corridor has a well-developed F&B, retail, and lifestyle catchment including East Coast hawker culture
- Good schooling catchment within 1–2 km: Temasek Primary, Bedok South Primary and Secondary, and proximity to Temasek JC for older students
- Sub-$1,700 PSF freehold entry in D16 with TEL access — one of the most accessible freehold-per-sqft options in the east coast district within walking distance of a TEL station
- 1994 vintage — 30-year-old development with ageing building fabric; buyers must diligently assess MCST sinking fund, maintenance history, and common-area condition before committing
- Basic facilities relative to contemporary standard: no gymnasium, no function rooms of note — residents seeking a resort-style amenity experience should evaluate newer D16 alternatives
- Gross yield approximately 2.3% at average rent $3,966/month — modest for a leveraged investment; rental income is unlikely to cover financing costs for most buyers using mortgage financing
- Low-rise configuration means no panoramic city or sea views — units face internal gardens rather than skyline panoramas; buyers seeking elevated views should consider high-rise alternatives
- Accessibility note: some blocks have limited disability access with no entrance ramps, and no walking path along the development frontage — access is primarily via a winding internal road
- Car still useful for full convenience despite TEL: while Bayshore MRT is 433 m away, the broader Upper East Coast Road lifestyle is more car-friendly than car-free — groceries, malls, and suburban errands remain more convenient with a vehicle
Verdict
The Summit’s investment case has materially strengthened over the past three years, driven by a single infrastructure event: the opening of Bayshore MRT (TE29) on the Thomson-East Coast Line. A development that was previously characterised as car-dependent is now a 4–5 minute walk from a TEL station, providing direct single-line access to Marina Bay, the CBD, and Orchard Road. For a freehold development at approximately $1,602 PSF in District 16, this connectivity upgrade is structurally significant — and the market has not yet fully priced in the long-term impact.
The financial metrics are honest: $1,602 PSF on a mature 1994 development is not a zero-risk proposition. The building will require ongoing capital expenditure for maintenance and upgrading; the 2.3% gross yield is modest relative to the purchase price; and the absence of an en-bloc premium story (large freehold sites in this part of D16 are not the primary en-bloc target) means the capital appreciation thesis rests on precinct fundamentals rather than collective sale optionality. What the development does offer — freehold title, generous floor plates, TEL connectivity, and an established east coast lifestyle address — is a coherent long-term ownership proposition for buyers who are patient and who understand that freehold land in Singapore’s east coast corridor has, historically, been one of the more reliable vehicles for capital preservation.
The Summit is the right answer for buyers seeking freehold east coast living with generous unit space, TEL connectivity, and East Coast Park lifestyle access — particularly for families and established owner-occupiers who value space and neighbourhood quality over the amenity density of newer, smaller, and more expensive alternatives in D16.
The age of the development is the central underwriting question. At 30 years old, The Summit requires buyers to perform diligent due diligence on the MCST sinking fund balance, the maintenance history, and the condition of major common-area components. A well-maintained 30-year-old freehold development in a good location is a sound long-term asset; a poorly maintained one is an ongoing capital liability. Prospective buyers should request MCST financial statements and conduct a thorough inspection of common-area condition before committing to a transaction.
For owner-occupiers, particularly families with school-age children who value space over amenity density and who want to live close to East Coast Park in an established residential neighbourhood, The Summit delivers a living standard that newer developments at comparable or higher prices cannot match in terms of raw floor space. The 1,282 sqft average unit size, the low-rise compound, and the mature tree canopy create a living environment that — for the right buyer — is simply not replicable in contemporary District 16 development. The freehold title ensures that this combination of location and space is, at minimum, preserved indefinitely.