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District 16

Bedok, Upper East Coast

Properties and insights for Singapore's District 16 — Bedok, Upper East Coast.

Avg PSF

$1,621

Min Price

$675K

Max Price

$4.90M

Transactions (24m)

1,209

Market & Investment Analysis

District 16 maintains a median transaction price of $1,755,000, supported by a transaction volume of 495 units. Market activity is heavily influenced by new developments, with Sceneca Residence accounting for 284 transactions at a median of $2,076.741 psf. The price spread within the district is notable, ranging from $1,174.051 psf for older developments to over $2,000 psf for integrated new launches.

Compare with Nearby Districts

DistrictAvg PSFTransactions (24m)vs Current
D16 Bedok, Upper East Coast(current)$1,6211,209—
D18 Tampines, Pasir Ris$1,7843,820+10%
D15 East Coast, Marine Parade$2,3063,656+42%
D14 Geylang, Paya Lebar$1,7911,297+10%
D17 Changi, Loyang$1,5681,083-3%

PSF comparison based on private non-landed transactions in the last 24 months. Green = lower PSF than current district.

Top Condos & Private Projects

Bedok Pesari

Jalan Greja

Coastal Villas

Upper East Coast Road

Eastern Grove

Jalan Limau Kasturi

Eastwood Regency

Eastwood Road

Eastwood Ville

Eastwood Terrace

Evergreen Garden

Evergreen Avenue

Excelsior Gardens

Minaret Walk

Green Park

Jalan Limau Kasturi

Jin Ding Garden

Bedok Walk

Kew Cottages

Limau Walk

Kew Green

Kew Crescent

Kew Place

Salam Walk

Laguna Green

Jalan Hajijah

Landbay Condominium

Jalan Hajijah

Landed Housing Development

Bedok Avenue

Landed Housing Development

Bedok Close

Landed Housing Development

Bedok Garden

Landed Housing Development

Bedok Lane

Landed Housing Development

Bedok Place

Landed Housing Development

Bedok Rise

Recent Transactions

ProjectPricePSFArea (sqft)Date
Bayshore Park$1.18M$1,2609362026-03-17
Grandeur Park Residences$1.35M$2,0306672026-03-16
The Glades$1.25M$1,5917862026-03-16
The Bayshore$1.37M$1,4139692026-03-16
Eco$805K$1,4665492026-03-12

Lifestyle & Neighbourhood

The district is served by a comprehensive transport network including Bedok, Tanah Merah, Expo, and Bedok North MRT stations. Residents have access to major recreational and commercial hubs such as Bedok Reservoir and the Tampines West area.

Frequently Asked Questions

What is the typical entry price for a property in District 16?
The median price for a residential property in this district is $1,755,000. However, unit prices vary significantly by project, with The Bayshore offering a lower median of $1,174.051 psf compared to the district median of $1,527 psf.
Which projects in Bedok and Upper East Coast have the highest transaction volumes?
Sceneca Residence leads the district with 284 transactions, followed by The Bayshore with 274 transactions. The Glades also recorded significant activity with 247 transactions at a median price of $1,577.377 psf.
How does the pricing of Sceneca Residence compare to other projects in the area?
Sceneca Residence is priced at a median of $2,076.741 psf, which is higher than other active projects like Eco at $1,434.685 psf and Costa Del Sol at $1,569.743 psf. This represents a significant premium over the general district median of $1,527 psf.
What are the key transport and amenity nodes in District 16?
The district is anchored by several MRT stations including Tanah Merah, Bedok, and Expo, providing connectivity to the wider OCR region. Key amenities serving the population include Bedok Reservoir and the commercial facilities around Tampines West.

District analysis generated with AI assistance using real transaction data. Verify all figures independently before making decisions.