District 16 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

Bedok, Upper East Coast, Eastwood, Kew Drive Private residential prices, rents and project comparisons.

D16 Market Brief

Read the district signal first, then confirm any rent, offer or asking price against a specific project.

District signals

Market direction Mixed / steady

Is D16 getting more expensive?

Rent is flat over the last 3 months. Sale PSF is down 36.0% over the last 3 months. Read this as a district signal, then confirm with specific project pages.

Transaction activity +15.5%

Is volume rising?

Transaction volume is rising. 2,502 records in the latest 6-month view versus 2,166 in the prior view.

Relative value 6.8% 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.

Before you decide

For renters $3,500 to $3,750

Start with the district rent band

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

For buyers $1,485 to $1,577 psf

Use PSF comps before chasing

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

For sellers and landlords Up to $1,780,000

Price close to recent evidence

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.

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 7.9% spread · $3,100 median rent Costa Del Sol 8.5% spread · $5,800 median rent Urban Vista 10.8% 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 Teck Guan Ville +300.0% · 8 recent transactions Sky Eden@bedok +226.7% · 49 recent transactions

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

Project discovery in D16

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

Best rental evidence Bayshore Park 1,558 rentals

Use when checking what tenants are actually paying.

Best sales evidence Pinery Residences 555 sales

Use when comparing offer prices and seller expectations.

Best freehold comp Changi Court 593 transactions

Helpful when tenure is part of the buying decision.

Best all-round comp Bayshore Park 1,700 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: 1,700 2 Eco Transactions: 1,610 3 The Bayshore Transactions: 1,513 4 Urban Vista Transactions: 1,457 5 Bedok Residences Transactions: 1,341

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 Bedok Pesari Median rent: $7,350

Highest sale PSF projects

Useful for spotting the upper end of buyer demand.

1 Vela Bay Median PSF: $2,861 psf 2 Pinery Residences Median PSF: $2,548 psf 3 Bagnall Haus Median PSF: $2,500 psf 4 Mera Terrace Median PSF: $2,388 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: 26 4 Bedok Park Transactions: 25 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

5,806 transactions · 22.3% of D16 transactions

Leasehold 51 projects

19,916 transactions · 76.5% of D16 transactions

Long leasehold 5 projects

159 transactions · 0.6% of D16 transactions

Tenure pending 10 projects

136 transactions · 0.5% of D16 transactions

District market trends

Recent rent, sale PSF and transaction activity across D16.

Latest median rent $4,000 4,976 rentals in view

Latest median sale PSF $1,705 psf 2,121 sales in view

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

Aug 2026 0 - 2 $1,705 psf $3,330,000

Jul 2026 0 - 65 $1,478 psf $1,650,000

Jun 2026 325 $4,000 72 $1,624 psf $2,200,000

May 2026 285 $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

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 1,700 transactions

Median rent: $3,600
Median sale PSF: $1,260 psf

99-year leasehold from 2012 Eco 1,610 transactions

Median rent: $3,100
Median sale PSF: $1,472 psf

99-year leasehold from 1993 The Bayshore 1,513 transactions

Median rent: $3,800
Median sale PSF: $1,282 psf

99-year leasehold from 2012 Urban Vista 1,457 transactions

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

99-year leasehold from 2011 Bedok Residences 1,341 transactions

Median rent: $3,900
Median sale PSF: $1,651 psf

99-year leasehold from 2013 The Glades 1,314 transactions

Median rent: $3,250
Median sale PSF: $1,620 psf

99-year leasehold from 2016 Grandeur Park Residences 1,118 transactions

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

99-year leasehold from 1997 Costa Del Sol 982 transactions

Median rent: $5,800
Median sale PSF: $1,732 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

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 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 20,238 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 5,779 sales.

Which D16 projects have the most transactions?

Bayshore Park has the deepest combined rent and sale evidence on this district page, with 1,700 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.