District Number
16
Bedok · Upper East Coast · parts of Siglap / Tanah Merah fringe
Singapore District 16
D16 Bedok & Upper East Coast Properties for Sale
Coastal convenience, established estates and excellent connectivity in Singapore’s east — discover condos, landed homes and HDB resale options in District 16.
Actual development and street views vary by project. Contact Jacky Ng for verified details.
Huttons Asia Pte Ltd
CEA Reg. No. R070530B
Personalised District 16 Advisory
District 16 at a Glance
Bedok and Upper East Coast form one of Singapore’s most established eastern districts, combining mature HDB towns, low-rise landed enclaves and leasehold condominiums along the coast.
MRT Stations
Bedok · Tanah Merah
Bedok South TEL* and Bayshore TEL* when operational. *Subject to LTA timelines.
Key Expressways
ECP · PIE
East Coast Parkway links the city and airport; PIE connects to the north.
Major Parks
East Coast Park · Bedok Reservoir
Coastal recreation, cycling networks and water sports within minutes.
Retail & Dining
Bedok Mall · East Village · Siglap
Malls, hawker centres and shophouse eateries across the district.
Schools Nearby
Primary · Secondary · JC
Bedok Green, Opera Estate, Temasek, Victoria School / JC, Anglican High.
D16 Boundary & Amenities Map
Verify exact planning boundaries and MRT station locations with URA / SLA OneMap.
Open OneMapPlanning boundaries and station names are for reference. Confirm exact locations and eligibility with official URA / LTA sources.
About District 16
District 16 covers the mature town of Bedok, the quieter Upper East Coast corridor and the fringe of Siglap and Tanah Merah. It has long been popular with families, thanks to its mix of public housing, condominiums and landed homes, together with strong amenities and coastal access. Buyers can choose from older HDB resale flats near Bedok Central, leasehold condos along Upper East Coast Road, or the limited freehold and strata-landed pockets closer to the coast.
The area offers a range of entry prices and lifestyles. Bedok town centre provides direct MRT access, shopping at Bedok Mall and Bedok Point, and one of Singapore’s best-known hawker centres at Bedok Interchange. Further east, Upper East Coast is characterised by lower-rise housing, wider roads and a more residential atmosphere, with East Coast Park and beachfront activity just minutes away.
Looking ahead, the Thomson-East Coast Line and the Bayshore precinct will add new transport links and housing options. These developments may reshape parts of the district, so it is worth comparing current stock with upcoming supply when weighing a purchase or sale.
Explore D16 Neighbourhoods
Each part of District 16 has a different character, price level and lifestyle rhythm. Use these micro-guides to narrow your search.
Bedok
The district’s largest hub, with HDB resale flats, condominiums, Bedok Mall, hawker centres and direct East West Line access.
Read guide
Upper East Coast
A low-rise, residential belt of landed homes and condos close to East Coast Park, offering a slower pace than the town centre.
Read guide
Eastwood / Kew Drive / Lilac
Established landed enclaves with larger plot sizes, popular with buyers seeking space, privacy and proximity to the PIE.
Read guide
Bayshore / Tanah Merah Fringe
An emerging corridor shaped by the Thomson-East Coast Line and Bayshore precinct plans, with future housing and retail growth.
Read guideD16 Properties for Sale
HDB resale flats, leasehold condos, freehold condos, landed houses and strata-landed options across Bedok and Upper East Coast.
No active D16 listings on display
There are no active listings in D16 at the moment. Contact Jacky to be notified of new listings or off-market options.
Request D16 ListingsRecent D16 Transactions
Transaction data indicates a range of price points across Bedok and Upper East Coast condos, reflecting factors such as tenure, proximity to MRT and unit size.
| Project Name | Address / Street | Property Type | Tenure | Sale Date | Unit Size (sqft) | Price PSF | Total Price |
|---|---|---|---|---|---|---|---|
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Latest caveat data is refreshed quarterly from URA REALIS / EdgeProp / StreetSine. Request the latest D16 transaction report |
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Data sourced from URA REALIS / EdgeProp / StreetSine. Figures are based on lodged caveats and are for reference only; actual prices may vary. Last updated: 9 Oct 2026.
Living in D16
Transport, schools, retail, recreation and healthcare within reach of Bedok and Upper East Coast homes.
Transport
Bedok MRT (EWL), Tanah Merah MRT (EWL/DTL), future Bedok South and Bayshore TEL stations. ECP and PIE provide car access to the CBD, airport and north.
Schools
Bedok Green Primary, Opera Estate Primary, Temasek Primary / Secondary, Victoria School / JC and Anglican High are located in or near the district.
Retail & Dining
Bedok Mall, Bedok Point, East Village, Siglap and Upper East Coast Road shophouses offer supermarkets, restaurants and everyday services.
Recreation
East Coast Park, Bedok Reservoir and the Park Connector Network support cycling, running, water sports and weekend outings.
Healthcare
Changi General Hospital, Bedok Polyclinic and numerous clinics and dental practices serve residents across the district.
Work & Connectivity
Changi Business Park, Changi Airport and the Paya Lebar commercial corridor are a short drive or MRT ride away.
Schools Near D16
Selected schools in or near Bedok and Upper East Coast. Distances are approximate and vary by exact address.
| School | Type | Approximate Area | Notes |
|---|---|---|---|
| Bedok Green Primary School | Primary | Bedok | Within walking distance of surrounding HDB estates. |
| Opera Estate Primary School | Primary | Opera Estate / Upper East Coast | Near landed and low-rise housing. |
| Temasek Primary School | Primary | Bedok | Well-regarded school near Bedok Reservoir / Town Centre. |
| Temasek Secondary School | Secondary | Bedok | Co-ed secondary school in the Bedok area. |
| Victoria School | Secondary (Boys) | Near Kallang / East Coast fringe | Affiliated junior college pathway. |
| Victoria Junior College | Junior College | Marine Parade / East Coast | Nearby JC option for D16 residents. |
| Anglican High School | Secondary | Tanah Merah / Upper East Coast fringe | Co-ed SAP school near the district edge. |
School admission is subject to MOE policies, eligibility and balloting. Proximity does not guarantee placement. Verify directly with MOE SchoolFinder or the school before making any property decision.
Investment & Buyer Considerations
Lease decay
Older leasehold condos and HDB flats may have shorter remaining leases. Factor this into financing, CPF usage and resale timelines.
Thomson-East Coast Line & Bayshore precinct
Upcoming TEL stations and the Bayshore development could improve connectivity and add new supply. Monitor project timelines and launch schedules.
Landed supply scarcity
Freehold and strata-landed stock in Upper East Coast is limited. Well-maintained homes in prime cul-de-sacs tend to attract steady interest.
Rental demand drivers
Families and professionals working at Changi Business Park, Changi Airport and the Paya Lebar corridor support rental demand in parts of D16.
Frequently Asked Questions
What areas are in District 16 Singapore?
District 16 covers Bedok, Upper East Coast and parts of the Siglap / Tanah Merah fringe. It includes mature HDB estates, landed enclaves and condominiums along the east coast.
Is District 16 a good place to live?
District 16 is historically popular with families because of its established amenities, reputable schools, East Coast Park access and strong transport links. Whether it suits you depends on your budget, lifestyle and commuting needs.
What property types are available in Bedok and Upper East Coast?
Buyers can find HDB resale flats, leasehold condos, freehold condos, landed houses and strata-landed properties. The mix varies by sub-neighbourhood.
How much do condos in D16 cost?
Prices vary with tenure, age, proximity to MRT and unit size. Check recent URA REALIS caveat data or speak with Jacky Ng for a current market snapshot.
Which MRT stations serve District 16?
Bedok (East West Line) and Tanah Merah (East West / Downtown Lines) are operational. Future Thomson-East Coast Line stations include Bedok South and Bayshore, subject to LTA timelines.
Are there good schools in D16?
Schools such as Bedok Green Primary, Opera Estate Primary, Temasek Primary / Secondary, Victoria School / JC and Anglican High are in or near the district. Admission is subject to MOE policies and proximity does not guarantee placement.
Should I buy a resale HDB or condo in Bedok?
The right choice depends on your budget, family size, CPF eligibility and long-term plans. HDB resale offers a lower entry point while condos provide private facilities and fewer ownership restrictions. Compare total costs and exit timelines carefully.
How can I get a valuation for my D16 property?
Contact Jacky Ng for a no-obligation comparable market analysis based on recent transactions, condition, tenure and location factors.
Looking for a home or investment in Bedok / Upper East Coast?
Jacky Ng helps you compare options, read transaction data and find a property that fits your plans. Whether you are buying, selling, upgrading or investing, get district-level insight backed by genuine listings and official data.
Jacky Ng, Real Estate Salesperson, Huttons Asia Pte Ltd · CEA Reg. No. R070530B
Thinking of selling your D16 property?
Get a no-obligation valuation and comparable market analysis. Jacky reviews recent transactions, condition, tenure and location factors to give you a realistic view of the market.
Related Insights
Market updates, guides and analysis for District 16 and Singapore’s east.
Market Update
D16 Market Update
Recent transaction trends, price movements and supply outlook for Bedok and Upper East Coast.
Read more LifestyleEast Coast Living Guide
What to expect when living along Singapore’s east coast, from food to fitness and commute times.
Read more TransportTEL Impact on the East
How the Thomson-East Coast Line and Bayshore precinct could reshape property demand in D16.
Read moreRegulatory Information
Jacky Ng is a Real Estate Salesperson with Huttons Asia Pte Ltd, CEA Reg. No. R070530B. All property listings and transaction data are sourced from third-party platforms and public records. Information is accurate to the best of our knowledge but not warranted.
Important Disclaimers
This is not financial advice. Past transactions do not guarantee future prices. School admission, planning boundaries and MRT station opening dates are subject to official confirmation by MOE, URA, LTA and SLA.
No claim is made of being a property agent for any developer unless separately licensed for a specific project.
© 2026 Jacky Ng. All rights reserved.