PSF

District 16 Resale · 3BR $1,373 psf ▼ $72 District 16 Resale · 2BR $1,460 psf ▲ $95 District 16 Resale · 1BR $1,545 psf ▼ $186 District 16 Resale · 4BR $1,631 psf ▼ $214

Sold

Aquarius By The Park 3-Bedroom $3.00MSOLD The Baycourt 4-Bedroom+ $2.67MSOLD Casafina 3-Bedroom $2.66MSOLD Costa Del Sol 3-Bedroom $2.50MSOLD Breeze By The East 2-Bedroom $2.50MSOLD Waterfront Key 4-Bedroom+ $2.46MSOLD

Home/Buy/District 16

District Intelligence · Singapore 2026

District 16.

Bedok / Upper East Coast — the East's quieter, more affordable seaside address. Everything about buying, selling and renting here, refreshed live.

BuyingBuyer's Market

SellingBalanced Market

RentingLandlord's Market

Explore resale data → Data deep-dive

Live · Snapshot

Median PSF$1,481

MoM change▼ 6.5%

Market Segment OCR

18-mo transactions46 / mo (Sep)

PSF rank#6 of 11 OCR

— URA Realis · Verified as of 6 Oct 2026 · Data through Sep 2026

New launch unsold stock—

Rental vacancy—

Rent, QoQ—

The Neighbourhood · District 16

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.

Siglap & Frankel landed enclaves

Bedok Reservoir

East Coast Park access

Mature estate, family homes & older condos

Illustrative placeholders, future: curated pull from location_pois (2-4 hand-picked highlights, not a full list)

Median price

$1.48M

+21.1% YoY

Median PSF

$1,481

-6.5% MoM

Transactions (18mo)

923

avg 51/mo

YoY volume Δ

+21.1%

vs Sep 2025

Txn velocity (proxy)

51/mo

SG resale has no "days on market" field, caveats/month is the closest live proxy.

District 16 · drag to explore

By bedroom type

Median PSF, Sep 2026

3BR

Dominant · 19 caveats

$1,373

2BR

15 caveats

$1,460

1BR

7 caveats

$1,545

4BR+

4 caveats

$1,631

In view right now

What's nearby

Pans/updates live as you move the map, click any pin or row to jump there. Locked to this area only.

Data deep-dive · practitioner-grade research

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.

Live · BigQuery → Jinja2

PSF by type

Last 6 months

1BR2BR3BR4BR+

Special units

The MOAT

District 16: lease value falls ~0.94%/yr — OCR segment avg 1.18%/yr
Measured over this area's own observed lease range · 2951 trades · How we calculate this

Penthouse

6 transacted, 18mo

$1,447

Dual-key

0 transacted, 18mo

—

Study

39 transacted, 18mo

$1,510

Duplex / Sky

0 transacted, 18mo

—

Private resale's differentiator vs Town Page: special-unit inventory (penthouse/dual-key/study/duplex) that HDB has no equivalent for.

Home-School Distance Checker

Schools nearby

Within 2km of District 16

Loading nearby schools…

See all schools in District 16 → Compare all schools' P1 odds in this area →

Full postal-code checker lives on its own page, not rebuilt here

Admissions Leg-Up

Affiliated schools

Primary schools here with a direct secondary pathway

St. Anthony's Canossian Primary School→St. Anthony's Canossian Secondary School

Affiliated schoolGirls primaryGirls secondary→ Catholic Junior College

PSLE COP 2025 (aff. → non-aff.):PG3 14 - 22 → 12 - 15· PG2 22 - 25 → 21 - 24· PG1 26 - 29 → 25 - 30*

Full affiliation reference guide → Source: MOE Schoolfinder

GLS + New Launch supply

Units in the pipeline, 2024–2026

1 of 5 launches priced below current comps

Launch pipeline

Next 90 days

Pinery Residences

588 units · Hoi Hup Sunway Tampines

Open

Vela Bay 首航

515 units · Bayshore Walk Pte Ltd, TOP 2031

Open

Sceneca Residence

268 units · MCC Land, TOP 2027

TOP Soon

Absorption signal

Ronnie's read

Ronnie's signal · verified as of 6 Oct 2026

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.

Resale · condos & ECs in District 16