District 16 - Bedok / Upper East Coast: 2026 Condo Prices
Last updated 2026-07-14 · PropTrace SG analysis of URA caveat data
In 2026 so far, 1,085 non-landed private homes changed hands in District 16 (Bedok / Upper East Coast) at a median of S$2,551 psf, up 59.4% from 2025's median. Freehold units traded about -40% above 99-year leasehold (S$1,537 vs S$2,562 psf). PINERY RESIDENCES was the most active project. Source: PropTrace SG analysis of URA caveat data.
| Tenure | Transactions (2026) | Median PSF |
|---|---|---|
| Freehold | 50 | S$1,537 |
| 99-year leasehold | 1,036 | S$2,562 |
In District 16, freehold homes carried roughly a -40% price premium over comparable 99-year leasehold in 2026.
| Project | Transactions | Median PSF |
|---|---|---|
| PINERY RESIDENCES | 410 | S$2,537 |
| VELA BAY | 369 | S$2,861 |
| THE BAYSHORE | 27 | S$1,362 |
| THE GLADES | 19 | S$1,731 |
| ARCHIPELAGO | 18 | S$1,638 |
| ECO | 18 | S$1,565 |
| COSTA DEL SOL | 16 | S$1,999 |
| GRANDEUR PARK RESIDENCES | 16 | S$2,018 |
| Project | Size | Floor | Price | PSF | Sale |
|---|---|---|---|---|---|
| COSTA DEL SOL | 1,324 sqft | 16-20 | S$2,480,000 | S$1,873 | Resale |
| SCENECA RESIDENCE | 753 sqft | 06-10 | S$1,750,000 | S$2,323 | Sub Sale |
| ECO | 1,012 sqft | 01-05 | S$1,710,000 | S$1,690 | Resale |
| OPTIMA @ TANAH MERAH | 1,001 sqft | 11-15 | S$1,750,000 | S$1,748 | Resale |
| THE GLADES | 840 sqft | 11-15 | S$1,550,000 | S$1,846 | Resale |
| EAST MEADOWS | 1,195 sqft | 01-05 | S$1,430,000 | S$1,197 | Resale |
| PINERY RESIDENCES | 1,475 sqft | 06-10 | S$3,758,000 | S$2,548 | New Sale |
| VELA BAY | 1,173 sqft | 11-15 | S$3,340,000 | S$2,847 | New Sale |
| ARCHIPELAGO | 1,561 sqft | 01-05 | S$2,400,000 | S$1,538 | Resale |
| PARBURY HILL CONDOMINIUM | 1,453 sqft | 01-05 | S$2,605,000 | S$1,793 | Resale |
| SUNHAVEN | 1,259 sqft | 06-10 | S$1,780,000 | S$1,413 | Resale |
| ECO | 700 sqft | 01-05 | S$920,000 | S$1,315 | Resale |
Figures are computed by PropTrace SG directly from public URA private-residential caveat data (the same records shown on our transaction map). PSF = transaction price ÷ strata/land area. "Median" is the middle value, which is more robust to outliers than the average. Data refreshes as URA publishes new caveats (typically Tuesdays and Fridays); the most recent months are still filling in. All figures are indicative only.