District 16 - Bedok / Upper East Coast: 2026 Condo Prices
Last updated 2026-09-11 · PropTrace SG analysis of URA caveat data
In 2026 so far, 1,208 non-landed private homes changed hands in District 16 (Bedok / Upper East Coast) at a median of S$2,532 psf, up 58.2% from 2025's median. Freehold units traded about -39% above 99-year leasehold (S$1,547 vs S$2,540 psf). PINERY RESIDENCES was the most active project. Source: PropTrace SG analysis of URA caveat data.
Median non-landed price per square foot by year, 2021 to 2026 (2026 is year-to-date). Computed from URA caveat data.
| Tenure | Transactions (2026) | Median PSF |
|---|---|---|
| Freehold | 64 | S$1,547 |
| 99-year leasehold | 1,145 | S$2,540 |
In District 16, freehold homes carried roughly a -39% price premium over comparable 99-year leasehold in 2026.
| Project | Transactions | Median PSF |
|---|---|---|
| PINERY RESIDENCES | 411 | S$2,537 |
| VELA BAY | 381 | S$2,863 |
| THE BAYSHORE | 37 | S$1,385 |
| ECO | 25 | S$1,566 |
| THE GLADES | 24 | S$1,735 |
| URBAN VISTA | 23 | S$1,629 |
| GRANDEUR PARK RESIDENCES | 20 | S$2,034 |
| COSTA DEL SOL | 19 | S$1,999 |
| Project | Size | Floor | Price | PSF | Sale |
|---|---|---|---|---|---|
| STRATFORD COURT | 1,938 sqft | 01-05 | S$2,060,000 | S$1,063 | Resale |
| CASCADALE | 1,302 sqft | 01-05 | S$1,480,000 | S$1,136 | Resale |
| VELA BAY | 484 sqft | 26-30 | S$1,537,000 | S$3,173 | New Sale |
| CASAFINA | 904 sqft | 01-05 | S$1,350,000 | S$1,493 | Resale |
| PARBURY HILL CONDOMINIUM | 1,453 sqft | 01-05 | S$2,688,000 | S$1,850 | Resale |
| GRANDEUR PARK RESIDENCES | 883 sqft | 06-10 | S$1,850,000 | S$2,096 | Resale |
| SUNHAVEN | 1,259 sqft | 06-10 | S$1,789,000 | S$1,421 | Resale |
| ECO | 1,152 sqft | 11-15 | S$2,100,000 | S$1,823 | Resale |
| THE GLADES | 474 sqft | 11-15 | S$820,000 | S$1,731 | Resale |
| BEDOK RESIDENCES | 743 sqft | 06-10 | S$1,580,000 | S$2,127 | Resale |
| CASA MERAH | 1,550 sqft | 01-05 | S$2,405,000 | S$1,552 | Resale |
| KEW GREEN | 2,949 sqft | - | S$2,850,000 | S$966 | 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.