OCR - 3315 transactions in last 3 years
District 16 (Bedok, Upper East Coast) is in the Outside Central Region - the suburban heartlands where entry prices are lowest and gross yields tend to be highest, supported by HDB upgrader demand and family-oriented amenities.
Last transaction: 2026-09-01. Source: URA private residential PMI.
Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.
Ranked by transaction volume in the last 3 years.
| # | Project | Median PSF | vs cble | Gross Yield | Txns (3Y) | Incoming Units |
|---|---|---|---|---|---|---|
| 1 | PINERY RESIDENCES | $2,537 | — | N/A | 417 | - |
| 2 | VELA BAY | $2,861 | — | N/A | 386 | 515 |
| 3 | THE BAYSHORE | $1,362 | +1.6% | 3.4% | 123 | - |
| 4 | URBAN VISTA | $1,590 | -0.9% | 4.1% | 116 | - |
| 5 | THE GLADES | $1,731 | +7.3% | 3.9% | 111 | - |
| 6 | ECO | $1,523 | -3.8% | 3.8% | 111 | - |
| 7 | SCENECA RESIDENCE | $2,080 | -1.5% | 3.4% | 106 | 268 |
| 8 | GRANDEUR PARK RESIDENCES | $1,975 | +20.2% | 3.7% | 101 | - |
| 9 | COSTA DEL SOL | $1,838 | +28.2% | 2.9% | 101 | - |
| 10 | BAGNALL HAUS | $2,495 | — | N/A | 92 | 113 |
| 11 | BAYSHORE PARK | $1,311 | +0.5% | 3.4% | 85 | - |
| 12 | ARCHIPELAGO | $1,558 | -5.4% | 3.6% | 74 | - |
| 13 | AQUARIUS BY THE PARK | $1,322 | +1.1% | 3.2% | 67 | - |
| 14 | WATERFRONT ISLE | $1,584 | +0.4% | 3.4% | 66 | - |
| 15 | CASA MERAH | $1,500 | -8.2% | 3.3% | 64 | - |
About this number
"Priced vs comparable" compares a sale's PSF to the median of genuinely like-for-like recent resale transactions: the same district, the same property class (private or executive condominium), the same tenure band (freehold, or leasehold grouped by remaining years), and the same bedroom count, over the last three years. New launches are excluded from the benchmark, so a brand-new project has no signal until it builds a resale history.
A negative figure means the unit transacted below comparable resale, a positive figure above. The gap can reflect location within the district, unit size, floor, facing, freshness, or condition, so read it as relative pricing rather than a verdict on value.
Benchmarks appear only where at least five comparable resale sales exist, and not where a project's pricing sits outside the comparable range (for example ultra-prime freehold in a mixed district). Source: URA caveat data.
4 tracked primary schools, including 2 elite-tier.