District 16.
Bedok / Upper East Coast — the East's quieter, more affordable seaside address. Everything about buying, selling and renting here, refreshed live.
Bedok's reservoir calm and East Coast Park access, at a real discount to the seaside districts further in.
District 16 is where the East gets quiet, Siglap and Frankel's landed enclaves sitting a short walk from Bedok's reservoir and the reach of East Coast Park. It's mostly a mature, settled area, family homes and older condos rather than fresh towers, and that maturity is exactly the selling point. Prices stay reasonable for the proximity to the coast, a real value gap next to Districts 9 or 15. For a buyer who wants space, sea air, and a lower price than the seaside districts further in, District 16 is worth a proper look.
Median PSF, Aug 2026
What's nearby
PSF Trend
Here's how Bedok / Upper East Coast's private resale market actually breaks down, by bedroom type and unit format, drawn from URA caveats lodged through May 2026.
Last 6 months
The MOAT
Schools nearby
Affiliated schools
Units in the pipeline, 2024–2026
Next 90 days
Ronnie's read
Bedok and Upper East Coast's psf pulled back 3.6% to $1,515 in May, enough to read as a genuine buyer's market moment even as year on year volume ticked up 4.8%. Forty four caveats lodged in the month suggest buyers are stepping in precisely because the price gave a little. Ranked #6 of 12 OCR districts, it sits mid pack on price, still a real discount to the seaside districts further in like Districts 9 and 15. For anyone chasing sea air without the sea-facing price tag, this pullback is worth a look.