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District 16 · OCR · Outside Central Region

District 16 — Bedok, Upper East Coast, Eastwood

Bedok is the east's volume market. 553 condo transactions at $1,517 psf, with a large and liquid HDB market underneath at $588,000 for a 4-room.

BedokUpper East CoastEastwoodSiglap fringeBayshore

Figures pulled 23 July 2026 from URA caveat data and HDB resale registrations — completed transactions, not portal asking prices.

Private condo

$2,488 psf

median $1,857,000

1,650 caveats

HDB 4-room · BEDOK

$588,000

501 resales

Condo rent

$4,000 / month

932 contracts

MRT

East West, Downtown, Thomson–East Coast (Bayshore)

Bedok is the east’s volume market. 1,650 condo transactions at $2,488 psf, with a large and liquid HDB market underneath at $588,000 for a 4-room.

What moves price here

  1. The Thomson–East Coast Line’s Bayshore stations are the structural change — walking-distance maps here are being redrawn.
  2. Bedok HDB is deep and liquid — 501 four-room transactions in twelve months means real comparables for almost any flat.
  3. Upper East Coast landed pockets sit inside the same district number and should never be pooled with the condo medians.

Who it suits

East-side families who want space and hawker culture at OCR pricing, and HDB upgraders staying local.

What to check before you commit

  • Real walking time to the new TEL stations
  • Whether your comparable is Bedok town or Upper East Coast
  • Age of the 1980s condo stock

Figures pulled 2026-07-23 from URA caveat data and HDB resale registrations — completed transactions, not portal asking prices. Caveats lag the live market by a few weeks. Want the numbers for a specific project or block in District 16? Ask me and I’ll pull them.

Can you afford it?

What income does District 16 actually need?

Banks don't test you at the rate they advertise. They test you at the MAS floor of 4%. Here's the gross household income needed to clear that test on a median-priced home here.

Median homePriceLoan at 75%Monthly at 4%Income needed
HDB 4-room resale · BEDOKMSR 30% cap$588,000$441,000$2,328$7,759
Private condoTDSR 55% cap$1,857,000$1,392,750$7,351$13,366

What this does not include

This is the arithmetic on a median home, nothing more. Your real ceiling moves with existing debt (a car loan bites hard), your CPF balance, your age — which caps loan tenure — citizenship, and how much cash you hold for the portion CPF can't cover. It also assumes a 25-year tenure and no other borrowings. Two households on identical incomes routinely get very different answers.

Run my actual numbers — free

Assumes 75% loan-to-value on a first housing loan, 25-year tenure, and the MAS medium-term interest rate floor of 4% used for TDSR/MSR computation. Income figures are gross monthly household income with no other debt. Frameworks per MAS; property medians from URA caveats and HDB resale registrations.

The private market

Which condos actually trade here.

The district median is an average of very different buildings. These are the projects with the most completed transactions in the last 12 months — the ones you'll actually be comparing against.

ProjectDealsMedian psfTenure
Pinery ResidencesNew launch550$2,54899-yr
Vela BayNew launch383$2,86399-yr
The Bayshore52$1,39099-yr
The Glades48$1,73199-yr
Costa Del Sol37$1,94699-yr
Urban Vista37$1,62999-yr

One district, 3.0× the price. Kew Green trades at $966 psf (6 deals) while Vela Bay trades at $2,863 psf (383 deals) — both in District 16. Age, tenure, facilities and exact location drive that gap. It's why a district median is a starting point, never a valuation.

64 projects transacted in District 16 over the 12 months to July 2026, across 1,650 caveats. Ranked by transaction volume. Median psf per project from URA caveat data — completed transactions, not asking prices. “New launch” marks projects where most deals were new sales from the developer. The high/low comparison above only uses projects with at least 5 transactions, so a one-off sale never sets the range.

Let's run your numbers before you commit.

Tell me where you are — thinking about it, actively looking, or already got an offer on the table. I'll come back with the actual figures for your situation. Free, no obligation, no pressure.

Get my free numbers breakdownWhatsApp +65 9806 0007

I reply within one business day. · Eugene Tan · CEA R074026J · PropNex Realty