Rent vs D16 -13.0%
Rents below district median
The Glades's latest 12-month median rent is $3,480 compared with the D16 median of $4,000 for the same period. Use this district check before narrowing by bedroom and area band.
The Glades rent and sale price
D16 / Bedok, Upper East Coast, Eastwood, Kew Drive
Address 20 Bedok Rise the Glades Singapore 465411
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Quick summary about The Glades
The Glades is a 99-year leasehold condominium in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive. The page currently tracks 1,091 rentals and 223 sales. The Glades is near TANAH MERAH MRT STATION (EW4), about 0.39 km away.
For rent checks, start with the latest 12-month median of $3,480 per month and compare it with the full-history size-band range of $2,900 to $7,500. For sale checks, start with the latest 12-month median sale price of $1,215,000 and median sale PSF of $1,730 psf, then compare full-history floor-band evidence from $1,029,000 to $1,120,000 and PSF from $1,587 psf to $1,675 psf.
- Latest 12M median rent is $3,480 per month from 221 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,215,000, with median sale PSF at $1,730 psf from 33 sales.
- Rent is down 2.9% over the last 3 months. Sale PSF is down 0.9% over the last 3 months.
The Glades Market Brief
Compare the project with D16 across rent, sale PSF, tenure and transaction activity.
Compared with D16
Sale PSF vs D16 -30.6%
Sale PSF below district median
The Glades's latest 12-month median sale PSF is $1,730 psf versus the D16 median of $2,493 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.44%
Rent support above district screen
Gross yield is roughly 3.44% versus a D16 screen of 2.40%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 11.7% spread
Rent looks stable
Recent monthly median rents stayed within a tight 11.7% band.
Market activity -8.2%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2013 matters most on sale price. Compare The Glades against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,480
Is the asking rent fair?
$3,300 to $3,650 is the first fair-rent band to check. Above $3,650 should have a visible reason.
Latest 12M median sale PSF $1,730 psf
Is the purchase price fair?
$1,180,000 to $1,250,000 and $1,680 to $1,780 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,500
Are similar units renting for more?
2 bed and 400 to 500 sqft give the closest unit-size checks.
Rent stability 11.7% spread
Is rent stable here?
Rent looks stable. Recent monthly median rents stayed within a tight 11.7% band.
Transaction volume -8.2%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
The Glades Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2013
Property type Condominium, Non-Landed Properties
Sales 223 resale transactions
Total sold value $257.4M
The Glades Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 1,091 Jun 2021 to Jun 2026
Sale transactions 223 Jun 2021 to Jul 2026
Rent trend -2.9% Last 3 months
Sale PSF trend -0.9% Last 3 months
The Glades Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
TANAH MERAH MRT STATION (EW4) 0.39 km away
SUNGEI BEDOK MRT STATION (TE31 / DT37) 1.15 km away
BEDOK SOUTH MRT STATION (TE30) 1.22 km away
Schools nearby
BEDOK SOUTH SECONDARY SCHOOL 0.31 km away
BEDOK VIEW SECONDARY SCHOOL 0.78 km away
SAINT ANTHONY'S CANOSSIAN SECONDARY SCHOOL 1.17 km away
TEMASEK PRIMARY SCHOOL 1.2 km away
Amenities
BEDOK PARK CONNECTOR Park / green link · 1.1 km away
MARKET & HAWKER CENTRE (BLK 58 NEW UPPER CHANGI ROAD) Food centre · 1.04 km away
The Glades Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,300 297 rentals in view
Latest median sale PSF $1,856 psf 57 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 2 $1,856 psf $1,447,500
Jun 2026 17 $3,300 2 $1,532 psf $1,132,500
May 2026 20 $3,300 1 $1,712 psf $1,695,000
Apr 2026 18 $3,575 3 $1,727 psf $1,200,000
Mar 2026 23 $3,480 4 $1,661 psf $1,200,000
Feb 2026 19 $3,400 3 $1,764 psf $1,215,000
Jan 2026 10 $3,300 5 $1,731 psf $1,165,000
Dec 2025 18 $3,525 4 $1,701 psf $1,187,500
Nov 2025 17 $3,450 3 $1,652 psf $800,000
Oct 2025 17 $3,600 2 $1,685 psf $1,169,000
Sept 2025 15 $3,400 4 $1,755 psf $1,324,900
Aug 2025 19 $3,700 8 $1,716 psf $1,190,000
Projects Similar to The Glades
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2012 Urban Vista 0.6 km away 1,457 transactions
- Median rent
- $3,000
- Median sale PSF
- $1,529 psf
- Median rent
- $3,100
- Median sale PSF
- $1,472 psf
- Median rent
- $3,500
- Median sale PSF
- $1,879 psf
- Median rent
- $3,700
- Median sale PSF
- $1,399 psf
- Median rent
- $3,625
- Median sale PSF
- $1,482 psf
- Median rent
- $3,800
- Median sale PSF
- $1,492 psf
The Glades Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,900 $2,840 376
2 bed $3,500 $3,372 565
3 bed $4,500 $4,535 121
4 bed $6,000 $6,292 24
5 bed $7,500 $7,190 5
The Glades Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
400 to 500 sqft $2,900 $2,823 323
500 to 600 sqft $3,200 $3,085 207
600 to 700 sqft $3,500 $3,386 278
700 to 800 sqft $3,800 $3,631 115
800 to 900 sqft $4,000 $3,984 65
900 to 1,000 sqft $4,550 $4,536 22
1,000 to 1,100 sqft $4,800 $4,800 49
1,100 to 1,200 sqft $5,300 $5,300 2
The Glades Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,080,000 $1,587 psf 106
06 to 10 $1,120,000 $1,652 psf 97
11 to 15 $1,029,000 $1,675 psf 20
The Glades Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
The Glades shows a latest 12-month median monthly rent of $3,480 across 221 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,480
Rentals in period 221
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at The Glades show a median price of $1,215,000 and $1,730 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,215,000
Latest 12M median PSF $1,730 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2013 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. The Glades has 223 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $257.4M
Latest record Jul 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run The Glades numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,480/mo Test gross and net yield against typical rent. Buy vs rent $1.2M Compare ownership cost against renting. Mortgage $1.2M Estimate monthly payment from the sale price. Stamp duty $1,730 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D16 to compare The Glades against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
The Glades FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at The Glades?
The Glades has a latest 12-month median monthly rent of $3,480 across 221 rentals in that period.
What is the typical sale price at The Glades?
The latest 12-month median sale price for The Glades is $1,215,000, based on 33 sales in that period.
What is the median sale PSF at The Glades?
The latest 12-month median sale price per square foot for The Glades is $1,730 psf. The average for the same period is $1,714 psf.
Is The Glades freehold or leasehold?
The Glades is listed as 99-year leasehold from 2013. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is The Glades located?
The Glades is located at 20 Bedok Rise the Glades Singapore 465411 in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive.
How current is the The Glades transaction data?
The project 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.