Condo prices · District 16
District 16 private property prices
Bedok, Upper East Coast, Eastwood
Private flats in district 16 changed hands at a median of $1,585 psf of floor area over 4,829 sales in 197 developments, to Oct 2026 — the 21st dearest of the 28 districts with enough trade to rank.
Flats, per sq ft
$1,585 psf
4,829 sales of flats and apartments.
Median flat price
$1,650,000
About 1,001 sq ft.
Houses, per sq ft of land
$1,464 psf
982 sales, median $4,368,000.
What each kind of home costs here
A flat is measured by its floor area and a house by its plot, so the last column says which. They are not comparable with each other.
| Kind | Median price | Per sq ft | Sales | Measured on |
|---|---|---|---|---|
| Condominium | $1,420,000 | $1,409 psf | 2860 | Floor area |
| Apartment | $1,900,000 | $2,473 psf | 1827 | Floor area |
| Terrace | $3,805,000 | $1,727 psf | 466 | Land area |
| Semi-Detached | $5,000,000 | $1,357 psf | 419 | Land area |
| Strata Terrace | $2,363,000 | $881 psf | 130 | Floor area |
| Detached | $7,280,000 | $1,134 psf | 97 | Land area |
| Strata Semi-Detached | $3,526,944 | $807 psf | 12 | Floor area |
Freehold and leasehold here
Every flat sale, which in a district with new launches on the market will often show leasehold above freehold: a launch is sold at a developer’s list price and almost everything built this century is 99-year. The resale-only comparison underneath is the one that says something about tenure.
| Tenure | Median price | Per sq ft | Flat sales |
|---|---|---|---|
| Freehold | $1,780,000 | $1,524 psf | 567 |
| 999-year lease | $1,900,000 | $1,146 psf | 9 |
| Leasehold | $1,611,000 | $1,626 psf | 4111 |
Comparing resales only, freehold flats in district 16 ran 0 per cent against leasehold — $1,414 psf over $1,419 psf. Below one, which usually means this district’s leasehold resale stock is newer than its freehold stock rather than that leases are prized here. Why the whole-market version of this is misleading.
How prices moved
Median price per square foot by year. The first and last years of URA’s window are partial, so the change is quoted between whole years only.
- 2021180 sales$1209
- 2022761 sales$1279
- 2023581 sales$1394
- 2024665 sales$1469
- 2025641 sales$1517
- 2026500 sales$1510
Up 18.6 per cent a square foot between 2022 and 2025.
The dearest developments in district 16
- Vela Bay386 recent sales$2867
- Pinery Residences553 recent sales$2548
- Bagnall Haus12 recent sales$2501
- Sky Eden@Bedok13 recent sales$2118
- Sceneca Residence12 recent sales$2082
- Grandeur Park Residenc33 recent sales$1906
- Costa Del Sol28 recent sales$1751
- The Summitfive recent sales$1737
- Uber 388four recent sales$1705
- Bedok Residences14 recent sales$1704
- Eastwood Regencyfive recent sales$1672
- The Glades37 recent sales$1646
Every development that traded here
70 flat developments and 53 landed developments with at least one sale in URA’s window, dearest first.
Show the figures
| Development | Per sq ft | Median price | Sales | Lease left |
|---|---|---|---|---|
| Vela Bay, Bayshore Walk | $2,867 psf | $2,102,500 | 386 | 98 yrs |
| Pinery Residences, Bedok Reservoir Road | $2,548 psf | $2,050,000 | 553 | 98 yrs |
| Bagnall Haus, Upper East Coast Road | $2,501 psf | $1,999,500 | 110 | Freehold |
| Mera Terrace, Seagull Walk | $2,406 psf | $3,995,000 | 16 | Freehold |
| Peakville Park, Peakville Grove | $2,330 psf | $4,050,000 | 8 | Freehold |
| Excelsior Gardens, Minaret Walk | $2,324 psf | $4,264,000 | 6 | Freehold |
| Sea Pavilion Residences, Upper East Coast Road | $2,170 psf | $957,500 | 2 | Freehold |
| Bedok Ria, Bedok Ria Crescent | $2,137 psf | $4,315,000 | 18 | Freehold |
| Sky Eden@Bedok, Bedok Central | $2,118 psf | $1,862,000 | 171 | 95 yrs |
| Richmond Ville, Limau Garden | $2,110 psf | $4,780,000 | 4 | Freehold |
| Prosper Gardens, Bedok Garden | $2,088 psf | $4,375,000 | 2 | Freehold |
| Sceneca Residence, Tanah Merah Kechil Link | $2,082 psf | $1,841,000 | 280 | 94 yrs |
| Canary Park, Jalan Simpang Bedok | $2,045 psf | $4,230,000 | 6 | Freehold |
| Lucky Hill, Bedok Rise | $2,007 psf | $4,045,000 | 16 | 851 yrs |
| Sea Breeze Terrace, Sea Breeze Avenue | $1,945 psf | $3,620,000 | 3 | Freehold |
| Grandeur Park Residences, Bedok South Avenue 3 | $1,906 psf | $1,255,000 | 179 | 89 yrs |
| Riviera Residences, Riviera Drive | $1,873 psf | $2,365,000 | 10 | Freehold |
| East Coast Hill, Sennett Avenue | $1,850 psf | $5,515,000 | 14 | Freehold |
| Eastern Grove, Jalan Limau Kasturi | $1,817 psf | $4,730,000 | 3 | 851 yrs |
| Evergreen Garden, Evergreen Avenue | $1,809 psf | $4,990,000 | 6 | Freehold |
| Costa Del Sol, Bayshore Road | $1,751 psf | $2,390,000 | 158 | 70 yrs |
| The Summit, Upper East Coast Road | $1,737 psf | $2,177,500 | 26 | Freehold |
| Uber 388, Upper East Coast Road | $1,705 psf | $1,630,000 | 18 | Freehold |
| Guan Soon Terrace, Guan Soon Avenue | $1,705 psf | $4,125,000 | 4 | Freehold |
| Bedok Residences, Bedok North Drive | $1,704 psf | $1,517,500 | 96 | 84 yrs |
| Picardy Gardens, Jalan Pari Burong | $1,690 psf | $5,400,000 | 9 | Freehold |
| Harvey View, Harvey Crescent | $1,685 psf | $3,800,000 | 9 | Freehold |
| Lucky Court, Lucky Heights | $1,681 psf | $2,190,000 | 1 | Freehold |
| Landbay Condominium, Jalan Hajijah | $1,673 psf | $1,710,000 | 18 | Freehold |
| Eastwood Regency, Eastwood Road | $1,672 psf | $735,000 | 17 | Freehold |
| Kew Grove, Kew Drive | $1,670 psf | $4,730,000 | 4 | Freehold |
| East Tudor, Upper Changi Road | $1,664 psf | $4,000,000 | 1 | Freehold |
| Kew Place, Salam Walk | $1,656 psf | $5,330,000 | 3 | Freehold |
| Bedok Park, Limau Garden | $1,648 psf | $5,090,000 | 8 | Freehold |
| Zephyr Park, Sea Breeze Road | $1,646 psf | $4,644,000 | 4 | Freehold |
| The Glades, Bedok Rise | $1,646 psf | $1,100,000 | 215 | 86 yrs |
| Parbury Hill Condominium, Parbury Avenue | $1,623 psf | $2,350,000 | 23 | Freehold |
| Sunbird Park, Sunbird Road | $1,622 psf | $3,889,000 | 12 | Freehold |
| Peakview Estate, Jalan Pari Dedap | $1,622 psf | $4,380,000 | 20 | Freehold |
| Country Park Condominium, Bedok Road | $1,611 psf | $2,235,000 | 28 | Freehold |
| Mistral Park, Jalan Angin Laut | $1,610 psf | $4,680,000 | 7 | Freehold |
| Spring Park Estate, Jalan Kupang | $1,600 psf | $5,572,500 | 16 | Freehold |
| East Coast Residences, Upper East Coast Road | $1,597 psf | $1,720,000 | 19 | Freehold |
| The Baycourt, Upper East Coast Road | $1,568 psf | $2,600,000 | 7 | Freehold |
| Tanah Merah Green, Tanah Merah Kechil Road | $1,560 psf | $2,876,944 | 8 | 70 yrs |
| Breeze By The East, Upper East Coast Road | $1,545 psf | $2,819,444 | 16 | Freehold |
| Urban Vista, Tanah Merah Kechil Link | $1,541 psf | $950,000 | 197 | 85 yrs |
| The Daffodil, Upper East Coast Road | $1,537 psf | $1,151,888 | 13 | Freehold |
| Waterfront Key, Bedok Reservoir Road | $1,530 psf | $1,850,000 | 79 | 80 yrs |
| Green Park, Jalan Limau Kasturi | $1,525 psf | $3,500,000 | 2 | 851 yrs |
| Waterfront Gold, Bedok Reservoir Road | $1,520 psf | $1,557,500 | 76 | 82 yrs |
| Waterfront Isle, Bedok Reservoir Road | $1,513 psf | $1,407,500 | 118 | 82 yrs |
| Simei Garden, Sea Breeze Walk | $1,508 psf | $4,984,000 | 6 | Freehold |
| The Calypso, Upper East Coast Road | $1,505 psf | $1,385,000 | 5 | Freehold |
| Waterfront Waves, Bedok Reservoir Road | $1,486 psf | $2,005,000 | 68 | 80 yrs |
| Eco, Bedok South Avenue 3 | $1,484 psf | $929,000 | 203 | 85 yrs |
| Archipelago, Bedok Reservoir Road | $1,481 psf | $1,410,000 | 135 | 84 yrs |
| Bedokville, Jalan Limau Nipis | $1,474 psf | $5,225,000 | 16 | 851 yrs |
| Rich East Garden, Upper East Coast Road | $1,470 psf | $3,630,000 | 2 | Freehold |
| The Tropic Gardens, Upper East Coast Road | $1,469 psf | $1,834,444 | 4 | Freehold |
| Optima @ Tanah Merah, Tanah Merah Kechil Avenue | $1,465 psf | $1,430,000 | 54 | 81 yrs |
| Fortuna Seaview Villas, Tanah Merah Kechil Road South | $1,452 psf | $4,950,000 | 2 | Freehold |
| Guan Soon Villas, Guan Soon Avenue | $1,450 psf | $3,600,000 | 1 | Freehold |
| Bleu @ East Coast, Upper East Coast Road | $1,443 psf | $1,840,000 | 10 | Freehold |
| Eastern Garden, Evergreen Avenue | $1,440 psf | $4,800,000 | 1 | Freehold |
| Kew Cottages, Limau Walk | $1,422 psf | $6,300,000 | 1 | Freehold |
| Villas Laguna, Upper East Coast Road | $1,415 psf | $2,447,500 | 6 | Freehold |
| Balcon East, Upper East Coast Road | $1,410 psf | $1,670,000 | 3 | Freehold |
| Bedok Pesari, Jalan Greja | $1,403 psf | $4,300,000 | 11 | Freehold |
| Eastwood Terrace, Eastwood Walk | $1,395 psf | $2,700,000 | 1 | 68 yrs |
| Limau Villas, Limau Rise | $1,394 psf | $2,420,000 | 13 | 69 yrs |
| Casa Merah, Tanah Merah Kechil Avenue | $1,394 psf | $1,740,000 | 111 | 79 yrs |
| Teck Guan Ville, Upper East Coast Road | $1,390 psf | $3,500,000 | 3 | Freehold |
| Laguna Green, Jalan Hajijah | $1,386 psf | $1,628,000 | 21 | 68 yrs |
| Eastwood Green Terraces, Eastwood Green | $1,383 psf | $2,675,000 | 2 | 68 yrs |
| Venezio, Upper East Coast Road | $1,377 psf | $2,010,000 | 4 | Freehold |
| Limau Park, Jalan Limau Bali | $1,376 psf | $2,088,000 | 3 | Freehold |
| Eastwood Walk Gardens, Eastwood Walk | $1,362 psf | $2,855,000 | 4 | 68 yrs |
| Palm Tree Nines, Jalan Haji Salam | $1,345 psf | $2,200,000 | 1 | Freehold |
| Eastwood Ville, Eastwood Terrace | $1,325 psf | $3,290,000 | 4 | 68 yrs |
| Changi Court, Upper Changi Road East | $1,321 psf | $1,325,000 | 48 | Freehold |
| The Bayshore, Bayshore Road | $1,302 psf | $1,308,888 | 231 | 66 yrs |
| Yugi Garden, Jalan Chempaka Kuning | $1,291 psf | $4,350,000 | 1 | Freehold |
| Idyllic East, Upper East Coast Road | $1,290 psf | $2,415,000 | 2 | Freehold |
| Bayshore Park, Bayshore Road | $1,281 psf | $1,262,500 | 128 | 55 yrs |
| The Taipan, Jalan Hajijah | $1,266 psf | $1,592,500 | 4 | Freehold |
| Baywater, Bedok Reservoir Road | $1,265 psf | $1,680,000 | 44 | 74 yrs |
| Changi Green, Upper Changi Road East | $1,261 psf | $1,288,000 | 43 | Freehold |
| Kew Vale, Kew Drive | $1,259 psf | $3,000,000 | 37 | 67 yrs |
| East Village, Upper Changi Road | $1,245 psf | $1,167,500 | 18 | Freehold |
| Casa Flora, Salam Walk | $1,233 psf | $1,925,000 | 4 | Freehold |
| Aquarius By The Park, Bedok Reservoir View | $1,231 psf | $1,415,000 | 128 | 69 yrs |
| The Clearwater, Bedok Reservoir View | $1,217 psf | $1,610,000 | 68 | 70 yrs |
| East View Garden, Jalan Kuang | $1,212 psf | $4,480,000 | 32 | Freehold |
| East Meadows, Tanah Merah Kechil Road | $1,188 psf | $1,480,000 | 78 | 71 yrs |
| Eastwood Green, Eastwood Road | $1,186 psf | $1,388,000 | 11 | 68 yrs |
| Casafina, Bedok South Avenue 1 | $1,185 psf | $1,600,000 | 48 | 69 yrs |
| Homes At Eastwood Place, Eastwood Place | $1,181 psf | $2,540,000 | 4 | 68 yrs |
| Tanah Merah Mansion, Tanah Merah Kechil Road South | $1,165 psf | $1,188,000 | 12 | Freehold |
| Sunhaven, Upper Changi Road East | $1,153 psf | $1,450,000 | 46 | Freehold |
| Laguna 88, Eastwood Road | $1,152 psf | $1,638,888 | 13 | 68 yrs |
| Cascadale, Upper Changi Road East | $1,146 psf | $1,850,000 | 17 | Freehold |
| Tropicana Condominium, Jalan Tiga Ratus | $1,146 psf | $1,900,000 | 9 | 858 yrs |
| The Tanamera, Tanah Merah Kechil Road | $1,141 psf | $1,450,000 | 45 | 63 yrs |
| Apollo Gardens, Sunbird Circle | $1,136 psf | $2,215,000 | 17 | Freehold |
| Jin Ding Garden, Bedok Walk | $1,113 psf | $8,348,000 | 3 | Freehold |
| Sunbird View, Sunbird Road | $1,096 psf | $1,428,000 | 1 | Freehold |
| Eastwood Lodge, Eastwood Road | $1,080 psf | $860,000 | 3 | 69 yrs |
| Stratford Court, Bedok Ria Crescent | $1,071 psf | $1,450,000 | 52 | 68 yrs |
| Tanamera Crest, Pari Dedap Walk | $1,066 psf | $1,250,000 | 59 | 73 yrs |
| Eastwood Park, Eastwood Place | $1,051 psf | $2,988,888 | 6 | 68 yrs |
| Bedok Court, Bedok South Avenue 3 | $1,000 psf | $2,260,000 | 49 | 55 yrs |
| Palmwoods, Upper Changi Road | $984 psf | $1,210,000 | 14 | 69 yrs |
| Fairmount Condominium, Eastwood Road | $979 psf | $1,620,000 | 13 | 69 yrs |
| Eastwood Centre, Eastwood Road | $939 psf | $1,260,000 | 15 | 68 yrs |
| Kew Green, Kew Crescent | $893 psf | $2,788,000 | 27 | 67 yrs |
| D'manor, Tanah Merah Kechil Avenue | $886 psf | $2,430,000 | 41 | 70 yrs |
| Kew Gate, Limau Garden | $869 psf | $2,200,000 | 13 | 67 yrs |
| The Springfield, Chempaka Kuning Link | $846 psf | $2,050,000 | 27 | 68 yrs |
| Summer Gardens, Upper Changi Road East | $790 psf | $2,490,000 | 18 | 68 yrs |
| Kew Residencia, Kew Crescent | $781 psf | $2,088,444 | 10 | 67 yrs |
| English Villas, Bedok Rise | $546 psf | $3,325,000 | 2 | Freehold |
| Siew Lim Park, Bedok Lane | $192 psf | $800,000 | 11 | 8 yrs |
| Bagnall Court, Upper East Coast Road | — | — | 1 | Freehold |
- Vela Bay · $2,867 psf
- Pinery Residences · $2,548 psf
- Bagnall Haus · $2,501 psf
- Mera Terrace · $2,406 psf
- Peakville Park · $2,330 psf
- Excelsior Gardens · $2,324 psf
- Sea Pavilion Residences · $2,170 psf
- Bedok Ria · $2,137 psf
- Sky Eden@Bedok · $2,118 psf
- Richmond Ville · $2,110 psf
- Prosper Gardens · $2,088 psf
- Sceneca Residence · $2,082 psf
- Canary Park · $2,045 psf
- Lucky Hill · $2,007 psf
- Sea Breeze Terrace · $1,945 psf
- Grandeur Park Residences · $1,906 psf
- Riviera Residences · $1,873 psf
- East Coast Hill · $1,850 psf
- Eastern Grove · $1,817 psf
- Evergreen Garden · $1,809 psf
- Costa Del Sol · $1,751 psf
- The Summit · $1,737 psf
- Uber 388 · $1,705 psf
- Guan Soon Terrace · $1,705 psf
- Bedok Residences · $1,704 psf
- Picardy Gardens · $1,690 psf
- Harvey View · $1,685 psf
- Lucky Court · $1,681 psf
- Landbay Condominium · $1,673 psf
- Eastwood Regency · $1,672 psf
- Kew Grove · $1,670 psf
- East Tudor · $1,664 psf
- Kew Place · $1,656 psf
- Bedok Park · $1,648 psf
- Zephyr Park · $1,646 psf
- The Glades · $1,646 psf
- Parbury Hill Condominium · $1,623 psf
- Sunbird Park · $1,622 psf
- Peakview Estate · $1,622 psf
- Country Park Condominium · $1,611 psf
- Mistral Park · $1,610 psf
- Spring Park Estate · $1,600 psf
- East Coast Residences · $1,597 psf
- The Baycourt · $1,568 psf
- Tanah Merah Green · $1,560 psf
- Breeze By The East · $1,545 psf
- Urban Vista · $1,541 psf
- The Daffodil · $1,537 psf
- Waterfront Key · $1,530 psf
- Green Park · $1,525 psf
- Waterfront Gold · $1,520 psf
- Waterfront Isle · $1,513 psf
- Simei Garden · $1,508 psf
- The Calypso · $1,505 psf
- Waterfront Waves · $1,486 psf
- Eco · $1,484 psf
- Archipelago · $1,481 psf
- Bedokville · $1,474 psf
- Rich East Garden · $1,470 psf
- The Tropic Gardens · $1,469 psf
- Optima @ Tanah Merah · $1,465 psf
- Fortuna Seaview Villas · $1,452 psf
- Guan Soon Villas · $1,450 psf
- Bleu @ East Coast · $1,443 psf
- Eastern Garden · $1,440 psf
- Kew Cottages · $1,422 psf
- Villas Laguna · $1,415 psf
- Balcon East · $1,410 psf
- Bedok Pesari · $1,403 psf
- Eastwood Terrace · $1,395 psf
- Limau Villas · $1,394 psf
- Casa Merah · $1,394 psf
- Teck Guan Ville · $1,390 psf
- Laguna Green · $1,386 psf
- Eastwood Green Terraces · $1,383 psf
- Venezio · $1,377 psf
- Limau Park · $1,376 psf
- Eastwood Walk Gardens · $1,362 psf
- Palm Tree Nines · $1,345 psf
- Eastwood Ville · $1,325 psf
44 further developments are in the table above.
Where district 16 sits
D16 is in Outside central region, and ranks 21st of 28 districts by flat price per square foot. The dearest, D06, runs $2,891 psf; the cheapest, D25, $1,165 psf. The same district on the public-housing side is here.