Median condo, EC & landed prices, PSF and the latest transactions across Bedok, Upper East Coast, Tanah Merah — straight from URA private residential data, updated to 2026-06. No estimates.
Medians from the most recent 1,000 District 16 private residential caveats.
| Property type | Transactions | Median price | Median PSF |
|---|---|---|---|
| Condo / Apartment | 930 | S$1,963,000 | S$2,612 |
| Landed | 70 | S$4,450,000 | S$1,715 |
| Project | Transactions | Median price | Median PSF |
|---|---|---|---|
| Pinery Residences | 397 | S$1,867,000 | S$2,553 |
| Vela Bay | 372 | S$2,113,000 | S$2,862 |
| Landed Housing Development | 37 | S$5,308,000 | S$1,725 |
| The Bayshore | 15 | S$1,368,888 | S$1,361 |
| Eco | 13 | S$928,888 | S$1,554 |
| Archipelago | 11 | S$2,350,000 | S$1,640 |
| Grandeur Park Residences | 11 | S$1,385,000 | S$2,006 |
| Casa Merah | 9 | S$1,980,000 | S$1,548 |
| Price | Type | Project | Area | PSF | Month |
|---|---|---|---|---|---|
| S$2,660,000 | Strata Terrace | Landed Housing Development | 181 sqm | S$1,365 | 2026-06 |
| S$2,660,000 | Strata Terrace | Landed Housing Development | 181 sqm | S$1,365 | 2026-06 |
| S$2,660,000 | Strata Terrace | Landed Housing Development | 181 sqm | S$1,365 | 2026-06 |
| S$1,605,000 | Condominium | East Meadows | 111 sqm | S$1,343 | 2026-06 |
| S$2,000,000 | Apartment | Casa Merah | 117 sqm | S$1,588 | 2026-06 |
| S$2,050,000 | Apartment | Casa Merah | 125 sqm | S$1,524 | 2026-06 |
| S$910,000 | Condominium | Eco | 54 sqm | S$1,566 | 2026-06 |
| S$920,000 | Condominium | Eco | 65 sqm | S$1,315 | 2026-06 |
| S$908,000 | Condominium | Eco | 56 sqm | S$1,506 | 2026-06 |
| S$1,780,000 | Condominium | Sunhaven | 117 sqm | S$1,413 | 2026-06 |
Primary 1 registration gives priority to children living within 1 km, then 2 km, of a school — which is why a home near a sought-after school commands a premium. Here is how each primary school in District 16 (Bedok, Upper East Coast, Tanah Merah) fared in the 2025 P1 Registration Exercise.
| School | 2025 P1 outcome | Phase 2C · applied / places |
|---|---|---|
| Red Swastika School SAP | Balloted · within 1km | 93 / 41 · 2.27× |
| Temasek Primary School | Balloted · within 1km | 103 / 50 · 2.06× |
| Yu Neng Primary School | Balloted · within 1km | 60 / 44 · 1.36× |
| Fengshan Primary School | Balloted · 1–2km | 93 / 69 · 1.35× |
| Telok Kurau Primary School | All applicants admitted | 63 / 150 · 0.42× |
| St. Anthony'S Canossian Primary School | All applicants admitted | 33 / 164 · 0.20× |
| Bedok Green Primary School | All applicants admitted | 30 / 195 · 0.15× |
| Damai Primary School | All applicants admitted | — |
Within 1km is the most competitive outcome — even Singapore-citizen families living within 1 km had to ballot in 2025. School is placed in this district by its postal sector; confirm the exact 1 km / 2 km band for a specific address on MOE SchoolFinder. School locations are geocoded (approximate); balloting outcomes vary year to year.
The median private-residential price in District 16 (Bedok, Upper East Coast) is S$2,023,000 as of 2026-06, with a median S$2,592 per square foot — based on 1,000 recent URA caveats.
The median price of a Condo / Apartment in District 16 is S$1,963,000 (median S$2,612 per square foot), from 930 recent caveats.
Pinery Residences has the most recorded caveats in District 16 (397), at a median S$1,867,000.
Figures are derived from URA private-residential caveat data, updated to 2026-06. They reflect actual transacted prices across condos, ECs and landed — no asking prices or estimates.