District 16 · Bedok · OCR
East Coast Residences
Upper East Coast Road · Apartment · Freehold
Current PSF
$1,762
+14.0% vs district median
Gross yield
3.1%
median rent $4,300/mo
3-year gain
19.9%
Transactions · 5y
19
1 in last 12 months
Nearest MRT
Siglap Mrt Station · 1,169.618m
TEL
Future MRT
Bedok South Mrt Station
TEL · 2026
Vs local HDB
+200% premium
HDB median $588 psf
Area income
$9,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Temasek Primary School 750m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Temasek Secondary School · 893m
Food
Bedok South Road Blk 16 · 846m - 2 hawker centres within 1km
Green
Sennett Ave Pg · 495m - 5 parks within 1km
Mall
Bedok Mall · 1.7km
Health
Singhealth Polyclinics (Bedok Polyclinic) (polyclinic) · 1.6km
Who lives in Bedok
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
276,990
Median age
45 yrs
43% under 40 · getting older
Children 0–9
21,280
▼ 15% since 2015 · future P1 demand
Household size
3.1 avg
Homes
63% HDB
20% condo · 16% landed
Degree holders
34%
residents 15+
Commute
55% transit
24% drive
45 min+ to work
23%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Master Plan 20251,990m from Long Island (East Coast) - TBD (multi-decade) new homes announced
Price trend average PSF by year
2021
$1,349
2022
$1,457
+8%
2023
$1,469
+0.8%
2024
$1,709
+16.3%
2025
$1,744
+2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,850/mo | $5.18 | 3.5% | 24 |
| 2BR | $3,600/mo | $4.24 | 2.9% | 15 |
| 3BR | $4,500/mo | $3.91 | 2.7% | 18 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Oct 2025 | $1,650,000 | 936 | $1,762 | 01-05 |
| Jul 2025 | $2,200,000 | 1,453 | $1,514 | 01-05 |
| Jul 2025 | $1,790,000 | 1,001 | $1,788 | 01-05 |
| Feb 2025 | $1,860,000 | 1,023 | $1,819 | 01-05 |
| Feb 2025 | $950,000 | 517 | $1,839 | 01-05 |
| Nov 2024 | $1,802,000 | 1,023 | $1,762 | 01-05 |
| Nov 2024 | $1,800,000 | 1,023 | $1,760 | 01-05 |
| Nov 2024 | $1,800,000 | 1,055 | $1,706 | 01-05 |
| Jun 2024 | $1,400,000 | 872 | $1,606 | 01-05 |
| Sept 2023 | $1,950,000 | 1,561 | $1,249 | 01-05 |
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around East Coast Residences actually sell for - this project trades at 3.1× the nearest block’s PSF.