East Coast Residences District 16: Complete Guide for Buyers & Investors

East Coast Residences District 16: Complete Guide for Buyers & Investors

East Coast Residences stands as one of District 16's most distinctive freehold developments, offering a rare combination of coastal lifestyle, modern amenities, and strategic connectivity. Located at 412 Upper East Coast Road in Bedok, this low-density condominium represents the kind of balanced living that appeals to families, professionals, and investors seeking space and value without the premium pricing of Singapore's central regions. Whether you're a first-time buyer exploring the East Coast lifestyle or an investor evaluating rental potential, this comprehensive guide provides everything you need to make an informed decision about East Coast Residences.

Executive Summary: Why East Coast Residences Matters

East Coast Residences completed in 2010 and comprises just 59 residential units across a single building—a deliberate design choice that creates an exclusive, low-density living environment. As a freehold property, it offers indefinite land tenure, eliminating the lease expiry concerns that affect many Singapore condominiums. The development's strategic location on Upper East Coast Road provides residents with 15-minute access to Changi Airport, 20-25 minute commutes to the CBD, and immediate proximity to East Coast Park's recreational facilities.

For Homejourney users prioritizing safety and verified information, East Coast Residences represents a transparent investment opportunity with clear fundamentals: established track record, professional management, strong rental demand, and a mature community environment. This guide synthesizes current market data, verified amenities, and practical insights to help you evaluate whether this development aligns with your property goals.

Table of Contents

• Project Overview & Development Details
• Location & Connectivity: Upper East Coast Road Advantages
• Unit Types, Sizes & Floor Plans
• Facilities & Amenities
• Nearby Amenities & Lifestyle
• Pricing Analysis & Market Position
• Investment Potential & Rental Yield
• Pros, Cons & Suitability Assessment
• Understanding District 16 & Regional Advantages
• Frequently Asked Questions
• Next Steps: Your Homejourney

Project Overview & Development Details

Essential Project Information

Project Name: East Coast Residences
Address: 412 Upper East Coast Road, Singapore 466488
District: District 16 (Bedok / Upper East Coast)
Developer: East Coast Residences @ Bayshore Pte Ltd (Crescendas Group)
Completion Date: 1 January 2010
Tenure: Freehold
Total Units: 59 residential units
Building Configuration: 1 block, 5 floors
Land Area: 3,388 sqm
Gross Floor Area: 4,743 sqm

Understanding Freehold Tenure & Its Implications

East Coast Residences' freehold status represents a significant advantage for long-term owners and investors. Unlike leasehold properties where land tenure diminishes over time, freehold ownership provides indefinite land rights—meaning your property never faces lease expiry concerns. This fundamental difference impacts long-term value retention, inheritance planning, and resale appeal.

For investors evaluating East Coast Residences, freehold tenure translates to predictable asset appreciation without the discount that typically applies to aging leasehold properties. This is particularly relevant in Singapore's market, where lease length significantly influences property valuation. Homejourney users appreciate this transparency: freehold means no hidden timeline pressure or future lease extension costs.

Low-Density Development Philosophy

The 59-unit configuration across a single building creates an intentionally exclusive, low-density environment. This design philosophy contrasts sharply with many modern developments that maximize unit counts on similar land areas. The result: residents enjoy better access to facilities, quieter common areas, more abundant parking, and a stronger sense of community.

This low-density approach has proven resilient through market cycles. The development maintains high resident satisfaction, strong management standards, and consistent demand from both owner-occupiers and investors seeking quality-of-life factors beyond pure unit count.

Location & Connectivity: Upper East Coast Road Advantages

Strategic Positioning on Upper East Coast Road

Upper East Coast Road serves as the primary arterial route through District 16's residential precinct, and East Coast Residences' location at 412 Upper East Coast Road positions it at the intersection of tranquility and connectivity. The development sits in a mature residential pocket characterized by established private condominiums, family-oriented neighborhoods, and strong community infrastructure.

This positioning delivers a crucial lifestyle balance: residents enjoy peaceful, low-traffic immediate surroundings while maintaining rapid access to major expressways. The East Coast Parkway (ECP) lies minutes away, providing direct southbound access toward the CBD and Changi Airport, or northbound connectivity toward Pasir Ris and Tampines.

Public Transport Accessibility

Nearest MRT Stations:
• Bayshore MRT (TE29) – 320 meters away, approximately 2-minute walk
• Bedok South MRT (TE30) – Accessible via the same precinct

The Bayshore MRT station provides direct access to the Thomson-East Coast Line (TEL), connecting residents to major employment hubs including Marina Bay, Orchard, and Newton. This relatively new line (completed 2024) significantly enhanced connectivity from East Coast Residences, reducing travel times to central business districts and improving overall accessibility for both residents and potential tenants.

Bus services throughout the Upper East Coast Road corridor provide additional flexibility, with multiple routes connecting to Bedok MRT, Changi Airport, and surrounding neighborhoods.

Travel Times & Accessibility Matrix

Unit Types, Sizes & Floor Plans

Complete Unit Mix Overview

East Coast Residences offers a carefully curated mix of unit types designed to accommodate diverse household compositions while maintaining the development's low-density character. The unit mix reflects 1980s-2000s construction standards, meaning generous floor areas compared to many contemporary developments.

Understanding Size Advantages

One of East Coast Residences' distinctive strengths lies in unit sizes. The 2-bedroom units, for example, range up to 1,561 sqft—substantially larger than comparable 2-bedroom units in newer central developments. This size advantage translates to genuine lifestyle benefits: separate living and dining areas, spacious bedrooms, flexible home office arrangements, and comfortable entertaining spaces.

The 3-bedroom premium units, reaching 1,679 sqft, provide space comparable to many landed properties, making them attractive for multi-generational families or professionals requiring dedicated work-from-home areas. For investors, larger units typically command premium rental rates from families and expatriate tenants seeking space and comfort.

Layout & Design Characteristics

East Coast Residences units reflect thoughtful design principles common to quality 2000s-era developments. Most units feature:

• Separate living and dining areas (except 1-bedroom units)
• Master bedrooms with ensuite bathrooms (2BR and above)
• Balconies or terraces providing natural ventilation and outdoor space
• Kitchens with adequate counter space and storage
• Utility areas for washing machines and drying
• Abundant natural light from multiple exposures

The single-building configuration means most units benefit from good cross-ventilation and multiple natural light sources, reducing reliance on air conditioning and contributing to lower utility costs compared to developments with multiple high-rise blocks.

Facilities & Amenities

Resident Facilities & Recreation

Despite its modest 59-unit size, East Coast Residences provides comprehensive amenities that rival larger developments:

• Swimming Pool – Full-size pool for lap swimming and recreation
• Wading Pool – Dedicated shallow pool for young children and water play
• Gymnasium – Equipped fitness facility for resident use
• Jacuzzi – Spa facility for relaxation and wellness
• Barbecue Area – Dedicated BBQ facilities for entertaining and community gatherings
• Playground – Children's play area with age-appropriate equipment
• Covered Car Park – Protected parking reducing weather exposure and vehicle maintenance

Management & Security

East Coast Residences maintains professional management standards typical of quality freehold developments. The property benefits from:

• 24-hour security presence and monitoring
• CCTV coverage of common areas and entry points
• Controlled access systems for resident safety
• Professional maintenance of facilities and common areas
• Regular upkeep of landscaping and green spaces

For Homejourney users prioritizing safety and security, East Coast Residences' established management track record provides confidence. The development has maintained consistent standards since 2010, with no significant management controversies or facility neglect issues reported.

Parking Provisions

Parking represents a significant quality-of-life factor at East Coast Residences. The low-density configuration ensures abundant parking—a stark contrast to many newer developments where parking constraints create daily frustration. Most units include dedicated parking lots, with additional visitor parking available, making the development attractive for multi-car households and frequent visitors.

Nearby Amenities & Lifestyle

Recreation & Outdoor Activities

East Coast Park – Singapore's longest coastal park lies just minutes away, offering 15 kilometers of recreational facilities including cycling paths, jogging tracks, waterfront dining, beach volleyball courts, and water sports facilities. The park provides year-round outdoor recreation without traveling across the island.

Bedok Reservoir – Approximately 10 minutes away, this popular recreational venue offers jogging paths, cycling trails, and peaceful waterfront spaces. The reservoir attracts fitness enthusiasts and families seeking outdoor activities in a natural setting.

Coastal Lagoons – East Coast Lagoon and surrounding water facilities provide water sports opportunities including kayaking, windsurfing, and leisure boating for residents interested in maritime activities.

Neighborhood Parks – Multiple smaller parks throughout the Bedok and Upper East Coast precinct provide convenient green spaces for daily recreation, dog walking, and community gatherings.

Dining & Entertainment

The Upper East Coast Road precinct offers diverse dining options reflecting Singapore's multicultural food culture:

• Hawker Centers – Traditional hawker centers throughout Bedok offering affordable, authentic local cuisine
• Contemporary Cafes – Modern cafes and specialty coffee shops catering to contemporary tastes
• Seafood Restaurants – Waterfront dining venues near East Coast Park
• International Cuisine – Asian, European, and fusion restaurants serving diverse tastes

Education & Family Services

District 16 hosts numerous quality educational institutions serving residents with school-age children:

• Primary Schools: Bedok Primary, Bedok Green Primary, Haig Girls' School
• Secondary Schools: Bedok Secondary, Bedok View Secondary
• International Schools: Accessible via short drives to nearby international education options
• Preschools & Childcare: Multiple options throughout the precinct

The established neighborhood infrastructure means families benefit from mature school systems, established parent networks, and community resources developed over decades.

Healthcare & Medical Services

Proximity to healthcare facilities provides residents with convenient medical access:

• Changi General Hospital – Major public hospital approximately 10-15 minutes away
• Private Clinics – Multiple private medical practices throughout Bedok
• Dental Services – Dental clinics serving the neighborhood
• Pharmacies – Convenient pharmacy access for prescriptions and over-the-counter medications

Shopping & Retail

Nearby Shopping Options:

• Bedok Point – Neighborhood shopping center with supermarket and retail
• Bedok Mall – Multi-story mall with diverse retail, dining, and services
• Local Supermarkets – NTUC FairPrice and other supermarket options
• Specialty Shops – Neighborhood shops serving daily needs

Pricing Analysis & Market Position

Current Market Pricing (January 2026)

IMPORTANT DISCLAIMER: Property prices fluctuate based on market conditions, individual unit specifications, floor levels, and market demand. The following represents general market positioning based on comparable transactions. For current specific unit pricing, consult with Homejourney's property agents or access current listings through Homejourney's search platform.

East Coast Residences' freehold status, established track record, and strategic location position it in the upper-middle segment of District 16 developments. Pricing typically reflects:

• 1-Bedroom Units: Generally priced at premium levels reflecting freehold tenure and location
• 2-Bedroom Units: Strong pricing reflecting generous sizes and family appeal
• 3-Bedroom Units: Premium pricing reflecting spaciousness and multi-generational appeal

Price Per Square Foot (PSF) Positioning

East Coast Residences typically commands price-per-square-foot rates reflecting its freehold status, low-density configuration, and established reputation. The development generally positions above average District 16 leasehold developments but below ultra-prime central locations.

For investors evaluating value, the freehold tenure justifies the pricing premium compared to leasehold alternatives, as the property avoids the discount that typically applies to aging leasehold developments.

Historical Price Trends & Market Performance

East Coast Residences has demonstrated resilient pricing through market cycles since its 2010 completion. The development has benefited from:

• Freehold Appreciation: Steady value retention without lease-related depreciation
• Infrastructure Improvements: Thomson-East Coast Line completion (2024) enhanced accessibility and appeal
• Established Community: Proven track record attracts quality residents and investors
• Location Strength: Coastal proximity and airport accessibility remain consistent value drivers

While specific historical price data requires verification through official URA records, the development's freehold status and strategic location have supported consistent market positioning.

Value for Money Assessment

East Coast Residences offers compelling value when evaluated across multiple dimensions:

• Space Premium: Larger units compared to many newer developments at comparable price points
• Tenure Security: Freehold eliminates lease expiry depreciation concerns
• Lifestyle Factors: Coastal access, established community, mature infrastructure
• Connectivity: 15-minute airport access and CBD connectivity at OCR pricing
• Rental Appeal: Strong tenant demand from families and professionals seeking space

For Homejourney users seeking verified, transparent pricing information, we recommend using our mortgage calculator to understand financing implications and consulting with our property agents for current specific unit pricing.

Investment Potential & Rental Yield

Rental Market Strength

East Coast Residences demonstrates consistent rental demand reflecting several fundamental factors:

• Tenant Profile Diversity: Attracts families, expatriate professionals, and CBD-fringe workers
• Space Appeal: Larger units attract tenants willing to pay premium for comfort
• Location Value: Coastal proximity and airport accessibility appeal to international tenants
• Family Infrastructure: Established schools and parks attract family tenants
• Parking Availability: Abundant parking attracts multi-car households

Rental Yield Considerations

While specific rental yield calculations require current rental rate data, East Coast Residences generally demonstrates healthy rental yields reflecting:

• Freehold Status: No lease-related rental restrictions or complications
• Unit Sizes: Larger units command premium rental rates
• Amenities: Comprehensive facilities justify competitive rental positioning
• Location Premium: Coastal and airport proximity supports premium rental rates

Investors should note that rental yields vary significantly based on unit type, floor level, and market conditions. A 2-bedroom unit in East Coast Residences typically attracts higher rental rates than equivalent units in less-established developments, reflecting the property's maturity and track record.

Capital Appreciation Outlook

East Coast Residences' capital appreciation potential reflects several positive factors:

• Freehold Tenure: Eliminates lease-related depreciation, supporting long-term value retention
• Infrastructure Development: Thomson-East Coast Line completion and ongoing district improvements enhance accessibility
• Coastal Premium: Increasing scarcity of coastal locations supports long-term appreciation
• Established Community: Proven track record and strong management support market confidence
• Limited Supply: 59-unit configuration means limited new supply competing with existing inventory

For investors with 10+ year horizons, East Coast Residences' freehold status and strategic location position it favorably for long-term capital appreciation. The absence of lease expiry concerns means the property avoids the typical discount that affects aging leasehold properties, supporting sustained value.

Resale Market Liquidity

East Coast Residences demonstrates strong resale market liquidity reflecting:

• Established Reputation: 15+ years of proven track record attracts diverse buyer interest
• Freehold Appeal: Freehold status attracts serious long-term buyers
• Location Desirability: Coastal proximity and connectivity appeal to broad buyer base
• Unit Diversity: Mix of unit types accommodates various buyer profiles

Unlike some niche developments with limited buyer appeal, East Coast Residences attracts consistent buyer interest across market cycles, supporting relatively quick resale timelines when properties are marketed competitively.

Pros, Cons & Suitability Assessment

Key Strengths of East Coast Residences

• Freehold Tenure: Indefinite land ownership eliminates lease expiry depreciation concerns
• Generous Unit Sizes: 2-bedroom and 3-bedroom units substantially larger than many newer developments
• Low-Density Environment: 59-unit configuration creates exclusive, peaceful living with abundant parking
• Established Community: 15+ years of proven track record with strong resident satisfaction
• Strategic Location: 15-minute airport access, 20-25 minute CBD commutes, immediate coastal park access
• Excellent Connectivity: Thomson-East Coast Line access (2024) significantly improved public transport options
• Comprehensive Amenities: Pool, gym, jacuzzi, BBQ area, playground despite modest unit count
• Strong Rental Demand: Consistent tenant interest from families and professionals
• Professional Management: Established management standards and maintenance practices
• Mature Neighborhood Infrastructure: Established schools, healthcare, dining, and retail options
• Parking Abundance: Rarely a concern unlike denser developments
• Value Positioning: OCR pricing provides space and amenities without central premium

Potential Considerations & Drawbacks

• Limited Unit Availability: 59-unit configuration means fewer units available for purchase compared to larger developments
• Aging Building Infrastructure: 2010 completion means building systems may require upgrades or maintenance in coming years
• Smaller Management Organization: Smaller developments sometimes have less sophisticated management resources than mega-projects
• Limited Renovation Flexibility: Established community may have stricter renovation guidelines
• OCR Location Trade-off: While providing value, the location means longer commutes compared to central districts
• Coastal Proximity Considerations: Proximity to sea means potential salt air exposure and higher maintenance for certain materials
• Development Maturity: Established development means less modern design features compared to contemporary projects

Ideal Buyer & Investor Profiles

East Coast Residences is well-suited for:

• Families seeking space: Generous unit sizes appeal to families wanting room for multiple children and home offices
• Coastal lifestyle enthusiasts: Residents prioritizing beach access, water activities, and outdoor recreation
• Long-term investors: Freehold tenure appeals to investors with 10+ year horizons avoiding lease depreciation
• Airport-proximate professionals: Frequent travelers valuing 15-minute airport access
• Rental investors: Developers seeking properties with strong tenant demand and premium rental potential
• Retirees seeking active lifestyles: Coastal recreation, established community, and mature infrastructure appeal to active retirees
• Multi-generational households: Spacious 3-bedroom units accommodate extended family living arrangements

May be less suitable for:

• CBD-based professionals prioritizing minimal commute times
• Buyers seeking cutting-edge modern design and latest technology
• Investors focused on short-term trading and rapid capital gains
• Buyers with tight budgets seeking most affordable OCR options

Understanding District 16 & Regional Advantages

District 16 Classification & Implications

East Coast Residences sits within Singapore's Outside Central Region (OCR) classification, a designation carrying meaningful implications for property investment and lifestyle:

• Price Positioning: OCR properties offer substantially more space and amenities per dollar compared to CCR and RCR locations
• Family-Friendly Planning: District 16 neighborhoods emphasize parks, community amenities, and family infrastructure
• Rental Demand: Strong tenant interest from CBD-fringe workers and families seeking balanced lifestyles
• Infrastructure Investment: Government continues investing in OCR connectivity and amenities, including recent MRT extensions
• Long-Term Appreciation: OCR properties increasingly attract investors recognizing value and improving accessibility