OCR - 3246 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: 2026-05-01. 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 | Norm PSF | Gross Yield | Txns (3Y) | Incoming Units |
|---|---|---|---|---|---|---|
| 1 | PINERY RESIDENCES | $2,537 | $2,668 | N/A | 413 | - |
| 2 | VELA BAY | $2,861 | $3,012 | N/A | 369 | 515 |
| 3 | THE BAYSHORE | $1,350 | $1,700 | 3.5% | 119 | - |
| 4 | THE GLADES | $1,725 | $1,947 | 4.0% | 114 | - |
| 5 | ECO | $1,520 | $1,722 | 3.9% | 111 | - |
| 6 | URBAN VISTA | $1,586 | $1,797 | 4.1% | 109 | - |
| 7 | SCENECA RESIDENCE | $2,071 | $2,171 | N/A | 105 | 268 |
| 8 | GRANDEUR PARK RESIDENCES | $1,961 | $2,190 | 3.7% | 105 | - |
| 9 | COSTA DEL SOL | $1,828 | $2,237 | 2.9% | 97 | - |
| 10 | BAGNALL HAUS | $2,494 | $2,494 | N/A | 91 | 113 |
| 11 | BAYSHORE PARK | $1,313 | $1,788 | 3.4% | 83 | - |
| 12 | ARCHIPELAGO | $1,555 | $1,769 | 3.6% | 74 | - |
| 13 | WATERFRONT ISLE | $1,567 | $1,798 | 3.4% | 68 | - |
| 14 | AQUARIUS BY THE PARK | $1,310 | $1,615 | 3.3% | 65 | - |
| 15 | CASA MERAH | $1,481 | $1,722 | 3.3% | 62 | - |
About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
4 tracked primary schools, including 2 elite-tier.