District 16 (D16), encompassing Bedok, East Coast and Chai Chee, is emerging as one of Singapore’s most resilient private residential markets in the Outside Central Region (OCR). Over the past decade, 96% of the condominium (excluding executive condominiums or ECs) transactions in the area recorded profits, according to Urban Redevelopment Authority (URA) Realis data analysed by City & Country.
Known for its 15km of East Coast coastline and beaches, Singapore’s first district on reclaimed land has seen steady price appreciation in both the resale and new-sale segments, even as transaction volumes have fluctuated over the years.
In D16, the median psf price — the middle value among all recorded transactions — for all condominiums climbed to a record $2,521 in the first four months of 2026, more than double the $1,168 median psf price in 2016.
Growth accelerated after 2022, in the post-pandemic period. The district’s median price rose by over 38% from $1,175 psf in 2021 to $1,607 psf in 2025, before surging in 2026. Current prices are now 132% higher than 2019 levels.
The price growth came despite transaction volumes in D16 staying relatively stagnant over the years. After peaking at 1,357 transactions in 2017, volumes stabilised between 700 and 950 units annually over the past five years.
See also: Dunearn Road GLS site draws six bids; Wing Tai-Metro consortium on top with $1,625 psf ppr bid
However, the trend is likely to change in 2026. In the year to date, D16 has already recorded 703 transactions, largely driven by new sales from Bagnall Haus (launched in January 2025) and Pinery Residences (launched in March this year), which accounted for 549 transactions. The resale volume stands at 153 units.
Resale growth more gradual
The resale segment, which historically accounted for the bulk of transactions in D16 over the past 10 years, shows a more gradual but consistent upward trend.
See also: M&G Real Estate acquires six residential assets in Tokyo for JPY19.4 bil
The district’s median resale price rose almost 61% from $950 psf in 2016 to $1,528 psf in April this year. Transaction volume peaked at 904 deals in 2021, before moderating in subsequent years. In 2026 year to date, resale volume stands at 153 transactions.
New launches have played a key role in pushing D16’s median prices higher.
The median new-sale price rose by over 81% from $1,407 psf in 2015 to $2,547 psf in April 2026, consistently outpacing the rate of growth of median resale prices.
The sharpest jump for the median new-sale price occurred between 2021 and 2022, when it leapt from $1,592 psf to $2,118 psf. Transaction volume in the new-sale segment, however, remains more volatile than in the resale segment. After a subdued period between 2019 and 2021, new-sale activity rebounded strongly, reaching 549 transactions year to date, marking the highest volume in recent years.
A profitable market?
This then raises the question: Does this growth translate into real, bankable profits?
City & Country examined corresponding buy-sell figures for condominium units in D15, based on URA Realis data. The numbers suggest that profitability is not just anecdotal but statistically likely. Of the 1,212 units that were flipped at least once over the past 10 years, more than 96% were profitable.
The median realised gain sits at $255,000, with outcomes ranging from losses of $575,000 to gains of $1.27 million, according to URA Realis data.
In absolute terms, 1,167 transactions booked profits, two broke even and 42 recorded losses. Put simply, 96% of units that changed hands in D16 over the past 10 years delivered profits, cementing its reputation as a market that is highly likely to be profitable. Across these transactions, the average holding period stands at five years.
By project, the top performers were Costa Del Sol, Archipelago and The Summit, where units saw record high gains of $1.27 million (a 1,560 sq ft unit held for eight years), $1.22 million (1,894 sq ft; four years) and $1.20 million (1,464 sq ft; nine years) respectively.
On the other hand, these projects also saw some of the deepest losses in the dataset. For instance, the seller of one Archipelago unit suffered a $575,000 loss over the past decade — the 828 sq ft unit was purchased for $1.1 million in 2018 and sold for $525,000 in 2021.
Reinforcing momentum
The district’s overall performance remains healthy, with recent launches continuing to draw strong buyer interest. Pinery Residences, a new integrated private residential development in Tampines West by joint developers Hoi Hup Realty and Sunway MCL, sold 544 units — or 92.5% of its total units — at its launch on March 28, at an average selling price of $2,546 psf.
Most recently, during its launch weekend of April 25–26, Vela Bay, a 99-year leasehold project located in Bayshore’s seafront enclave, moved 371 units, or 72% of its total units.
The district’s long-term appeal is anchored by its established infrastructure and lifestyle offerings. Bedok’s status as one of Singapore’s earliest HDB towns built in the 1970s, combined with East Coast’s origins as a large-scale reclamation project, has resulted in a well-developed residential enclave with strong connectivity and amenities.
Bayshore, in particular, is undergoing a transformation under the URA Master Plan. The opening of the Bayshore MRT Station on the Thomson-East Coast line (TEL) in June 2024 has enhanced the area’s connectivity to the CBD.
The government’s plans are also accelerating the transformation: two oversubscribed Build-To-Order (BTO) projects launched in 2024 — Bayshore Vista and Bayshore Palms — marked the start of a pipeline that will eventually deliver about 10,000 new homes from a mix of public and private housing, according to URA.
At the same time, the launch of the first private condominium in Bayshore, Vela Bay, signals a new phase of private development. In addition, the tender for a new government land sales (GLS) site on Bayshore Road, launched on March 30, will integrate residential units with Bedok South MRT Station on the TEL, a bus interchange and retail spaces.
Charts and tables: City & Country
Data: URA Realis
