District 16 Bedok, Upper East Coast, Eastwood, Kew Drive rent and sale trends

Name: D16 Bedok, Upper East Coast, Eastwood, Kew Drive rent and sale data
Creator: PropertySmartSG
License: https://www.ura.gov.sg/Corporate/terms-of-Use
Keywords: D16, Bedok, Upper East Coast, Eastwood, Kew Drive, Bedok, Upper East Coast, Eastwood, Kew Drive rent, Bedok, Upper East Coast, Eastwood, Kew Drive sale price, D16 property transactions

District market guide

Tracked data 25,581 rental and sale transactions across 139 projects

19,908 rentals 5,673 sales Latest records Jun 2026

D16 market read

Bedok, Upper East Coast, Eastwood, Kew Drive is one of the cleaner districts to compare because the data is deep: 19,908 rentals and 5,673 sales.

Use this page to understand the district first, then jump into specific project pages before you price a rent, offer or listing.

Typical rent$3,700per month
Typical sale$1,710,000$1,531 psf
Recent movementRent flatSale PSF +10.7% over last 3 months

D16 market direction

Fast answers for whether the district is getting more expensive, whether volume is moving, and where to look for stable rent or rising activity.

Market direction Mixed / steady

Is D16 getting more expensive?

Rent is flat over the last 3 months. Sale PSF is up 10.7% over the last 3 months. Read this as a district signal, then confirm with specific project pages.

Transaction activity +18.7%

Is volume rising?

Transaction volume is rising. 2,786 records in the latest 6-month view versus 2,347 in the prior view.

Relative value 6.7% below

Could this district be undervalued?

D16 median sale PSF is below the nearby set (D14, D15, D17). That can be a value signal, but project mix and tenure still matter.

Stable rent projects

Projects with tighter recent monthly rent movement and enough rental depth to be useful.

Lucky Villas 7.3% spread · $6,500 median rent Eco 8.0% spread · $3,100 median rent Costa Del Sol 8.5% spread · $5,800 median rent Urban Vista 10.7% spread · $3,000 median rent

Rising volume projects

Projects where the latest 6-month activity is materially higher than the prior 6-month view.

Guan Soon Terrace +600.0% · 7 recent transactions Bayshore Terrace +500.0% · 6 recent transactions Sky Eden@bedok +360.0% · 46 recent transactions Teck Guan Ville +300.0% · 8 recent transactions

Run D16 numbers

Use the typical D16 rent and sale price as a first pass, then move into project-specific pages before deciding.

All tools

Rental yield $3,700/mo Test gross and net yield against typical rent. Buy vs rent $1.7M Compare ownership cost against renting. Mortgage $1.7M Estimate monthly payment from the sale price. Stamp duty $1,531 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.

D16 project map

Explore the top 8 projects by transaction depth across rental and sale records.

Top 8 projects

1 Bayshore Park 2 Eco 3 The Bayshore 4 Urban Vista 5 Bedok Residences 6 The Glades 7 Grandeur Park Residences 8 Costa Del Sol

For renters

Start with the district rent band

$3,500 to $3,750

Rent momentum looks steady. Use this as the opening rent range, then tighten it with the exact project page, unit size and latest contracts.

Estimate only. Condition, furnishing, floor and view can move the real rent.

For buyers

Use PSF comps before chasing

$1,485 to $1,577 psf

Sale PSF is rising. Treat this as the first comparable range, then check nearby projects and recent transactions before making an offer.

Estimate only. URA records do not capture renovation quality, stack, view or urgency.

For sellers and landlords

Price close to recent evidence

Up to $1,780,000

If your unit has a clear advantage, test slightly above the district median. Otherwise, anchor to the project page so the ask does not look disconnected from recent contracts.

Estimate only. The exact project and unit attributes should drive final pricing.

Project discovery in D16

Shortlists that help renters, buyers and owners move faster than scrolling the full directory.

Best rental evidence Bayshore Park 1,527 rentals

Use when checking what tenants are actually paying.

Best sales evidence Pinery Residences 554 sales

Use when comparing offer prices and seller expectations.

Best freehold comp Changi Court 584 transactions

Helpful when tenure is part of the buying decision.

Best all-round comp Bayshore Park 1,667 total transactions

Good first stop when you want both rental and sale context.

Most active projects

Best starting points when you want deeper transaction evidence.

1 Bayshore Park Transactions: 1,667 2 Eco Transactions: 1,584 3 The Bayshore Transactions: 1,482 4 Urban Vista Transactions: 1,428 5 Bedok Residences Transactions: 1,322

Highest rent projects

Projects with the highest typical rent in this district.

1 Capri View Median rent: $8,625 2 Eastwood Park Median rent: $8,000 3 Richmond Ville Median rent: $8,000 4 Eastwood Walk Gardens Median rent: $7,700 5 Kew Vale Median rent: $7,500

Highest sale PSF projects

Useful for spotting the upper end of buyer demand.

1 Vela Bay Median PSF: $2,862 psf 2 Pinery Residences Median PSF: $2,548 psf 3 Bagnall Haus Median PSF: $2,500 psf 4 Mera Terrace Median PSF: $2,334 psf 5 Peakville Park Median PSF: $2,296 psf

Small freehold projects to watch

Boutique freehold projects with limited but relevant data.

1 Bedok Pesari Transactions: 27 2 The Calypso Transactions: 27 3 Sunbird Park Transactions: 25 4 Bedok Park Transactions: 24 5 Bagnall Court Transactions: 23

Freehold vs leasehold in D16

Tenure matters most when buying or selling. Rentals still need project-level comps.

D16 has 73 freehold projects and 56 leasehold projects in our project records. For buyers, tenure should be part of the sale comparison because freehold projects can trade differently from newer leasehold projects with more facilities and cleaner recent comparables.

For renters, tenure is mostly background. Rent should still be judged by the exact project, unit size, condition, MRT access, schools and the latest rent data. Use tenure as a buying lens first, not as the main reason to pay more rent.

10 projects still need tenure added, so this mix will improve as we add more project facts.

Freehold 73 projects

5,714 transactions · 22.3% of D16 transactions

Leasehold 51 projects

19,576 transactions · 76.5% of D16 transactions

Long leasehold 5 projects

156 transactions · 0.6% of D16 transactions

Tenure pending 10 projects

135 transactions · 0.5% of D16 transactions

District market trends

Recent rent, sale PSF and transaction activity across D16.

Latest median rent $4,000 5,241 rentals in view

Latest median sale PSF $1,618 psf 2,224 sales in view

Month Rent contracts Median rent Sale transactions Median sale PSF Median sale

Jun 2026 0 - 33 $1,618 psf $2,168,888

May 2026 280 $4,000 65 $1,692 psf $2,198,000

Apr 2026 322 $4,000 461 $2,806 psf $2,068,000

Mar 2026 309 $4,000 596 $2,537 psf $2,005,000

Feb 2026 269 $4,000 60 $1,483 psf $1,780,000

Jan 2026 332 $4,000 59 $1,528 psf $1,700,000

Dec 2025 287 $4,000 59 $1,469 psf $1,800,000

Nov 2025 306 $4,050 65 $1,525 psf $1,790,000

Oct 2025 292 $3,965 78 $1,538 psf $1,800,000

Sept 2025 300 $4,000 59 $1,618 psf $2,300,000

Aug 2025 341 $4,100 92 $1,555 psf $1,657,944

Jul 2025 393 $4,000 75 $1,520 psf $1,755,000

Top projects to explore

Prioritized by transaction depth across rental and sale records. Smaller projects still matter, but they need project-level context.

99-year leasehold from 1982 Bayshore Park 1,667 transactions

Median rent: $3,600
Median sale PSF: $1,264 psf

99-year leasehold from 2012 Eco 1,584 transactions

Median rent: $3,100
Median sale PSF: $1,471 psf

99-year leasehold from 1993 The Bayshore 1,482 transactions

Median rent: $3,800
Median sale PSF: $1,279 psf

99-year leasehold from 2012 Urban Vista 1,428 transactions

Median rent: $3,000
Median sale PSF: $1,529 psf

99-year leasehold from 2011 Bedok Residences 1,322 transactions

Median rent: $3,900
Median sale PSF: $1,655 psf

99-year leasehold from 2013 The Glades 1,292 transactions

Median rent: $3,250
Median sale PSF: $1,619 psf

99-year leasehold from 2016 Grandeur Park Residences 1,102 transactions

Median rent: $3,500
Median sale PSF: $1,879 psf

99-year leasehold from 1997 Costa Del Sol 965 transactions

Median rent: $5,800
Median sale PSF: $1,710 psf

Project directory in D16

Browse the remaining 131 projects in Bedok, Upper East Coast, Eastwood, Kew Drive. Lower-volume projects can be useful, but read them with nearby comps.

Find a project Tenure Data depth Sort by

Project Tenure Transactions Typical rent Sale PSF Latest record

Showing 24 of 131 projects

D16 FAQ

Quick answers for renters, buyers and owners comparing Bedok, Upper East Coast, Eastwood, Kew Drive.

What is the typical rent in D16?

The median monthly rent in D16 is $3,700, based on 19,908 rentals on this district page.

What is the typical sale price in D16?

The median sale price in D16 is $1,710,000, with a median sale PSF of $1,531 psf across 5,673 sales.

Which D16 projects have the most transactions?

Bayshore Park has the deepest combined rent and sale evidence on this district page, with 1,667 transactions.

Which projects are strongest for rental and sale comparisons in D16?

Bayshore Park is currently strongest for rental evidence, while Pinery Residences is strongest for sale transaction evidence. Always open the project page before making a final rent or sale comparison.

Is D16 mostly freehold or leasehold?

D16 has 73 freehold projects and 56 leasehold projects in the current project records. Tenure matters most for buying and selling, while rents still need exact project and unit-size comparisons.

How current is the D16 data?

The district page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.

About this district data

How to read D16 rental and sale figures.

District pages combine all tracked private residential projects in the postal district.

Rental figures use recorded monthly rent data and are summarized by month.

Sale figures use private residential sale data, including sale price, PSF and total sale value where available.

Guidance cards are estimates based on district-level medians and trends. They are not financial advice.