Rent vs D16 +7.5%
Rents near district median
East Coast Residences's latest 12-month median rent is $4,300 compared with the D16 median of $4,000 for the same period. Use this district check before narrowing by bedroom and area band.
East Coast Residences rent and sale price
D16 / Bedok, Upper East Coast, Eastwood, Kew Drive
Address 412 Upper East Coast Road East Coast Residences Singapore 466488
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Quick summary about East Coast Residences
East Coast Residences is a freehold apartment in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive. The page currently tracks 65 rentals and 19 sales.
- Latest 12M median rent is $4,300 per month from 11 rentals. The bedroom and floor-area tables below show the full loaded history.
- All-time median sale price is $1,720,000, with median sale PSF at $1,597 psf from 19 sales.
- Rent is down 16.9% over the last 3 months. Sale PSF is up 9.7% over the last 3 months.
East Coast Residences Market Brief
Compare the project with D16 across rent, sale PSF, tenure and transaction activity.
Compared with D16
Sale PSF vs D16 +4.0%
Sale PSF near district median
East Coast Residences's all-time median sale PSF is $1,597 psf versus the D16 median of $1,535 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.00%
Rent support near district screen
Gross yield is roughly 3.00% versus a D16 screen of 2.62%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 67.1% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -10.0%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare East Coast Residences against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,300
Is the asking rent fair?
$4,100 to $4,500 is the first fair-rent band to check. Above $4,500 should have a visible reason.
All-time median sale PSF $1,597 psf
Is the purchase price fair?
$1,670,000 to $1,770,000 and $1,550 to $1,640 psf are the first sale checks before adjusting for floor, size, view and condition.
1 bed rent $2,850
Are similar units renting for more?
1 bed and 500 to 600 sqft give the closest unit-size checks.
Rent stability 67.1% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -10.0%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
East Coast Residences Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 19 resale transactions
Total sold value $30.3M
East Coast Residences Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 65 Jun 2021 to Aug 2026
Sale transactions 19 Nov 2021 to Oct 2025
Rent trend -16.9% Last 3 months
Sale PSF trend 9.7% Last 3 months
East Coast Residences Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
BAYSHORE MRT STATION (TE29) 0.31 km away
BEDOK SOUTH MRT STATION (TE30) 1.1 km away
SIGLAP MRT STATION (TE28) 1.17 km away
Schools nearby
TEMASEK PRIMARY SCHOOL 0.76 km away
TEMASEK SECONDARY SCHOOL 0.89 km away
BEDOK GREEN PRIMARY SCHOOL 1.05 km away
BEDOK VIEW SECONDARY SCHOOL 1.2 km away
Amenities
BEDOK PARK CONNECTOR Park / green link · 1.94 km away
MARKET & HAWKER CENTRE (BLK 16 BEDOK SOUTH ROAD ) Food centre · 0.85 km away
East Coast Residences Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,100 24 rentals in view
Latest median sale PSF $1,762 psf 8 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Aug 2026 2 $4,100 0 - -
Jul 2026 1 $3,000 0 - -
Jun 2026 2 $3,700 0 - -
Apr 2026 1 $5,500 0 - -
Mar 2026 1 $4,360 0 - -
Feb 2026 2 $4,450 0 - -
Jan 2026 1 $3,200 0 - -
Dec 2025 1 $2,750 0 - -
Oct 2025 0 - 1 $1,762 psf $1,650,000
Aug 2025 1 $3,900 0 - -
Jul 2025 3 $4,600 2 $1,651 psf $1,995,000
May 2025 1 $4,100 0 - -
Projects Similar to East Coast Residences
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2009 Waterfront Isle 3.0 km away 875 transactions
- Median rent
- $3,800
- Median sale PSF
- $1,495 psf
- Median rent
- $3,750
- Median sale PSF
- $1,400 psf
- Median rent
- $3,800
- Median sale PSF
- $1,446 psf
- Median rent
- $3,700
- Median sale PSF
- $1,486 psf
- Median rent
- $3,900
- Median sale PSF
- $1,659 psf
- Median rent
- $3,800
- Median sale PSF
- $1,292 psf
East Coast Residences Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,850 $3,139 27
2 bed $3,650 $3,613 16
3 bed $4,500 $4,418 22
East Coast Residences Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
500 to 600 sqft $2,850 $3,139 27
800 to 900 sqft $3,700 $3,705 11
900 to 1,000 sqft $3,900 $3,900 1
1,000 to 1,100 sqft $4,350 $4,195 11
1,100 to 1,200 sqft $3,700 $3,708 6
1,300 to 1,400 sqft $5,500 $5,500 1
1,400 to 1,500 sqft $4,700 $4,700 5
1,600 to 1,700 sqft $4,300 $4,317 3
East Coast Residences Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,720,000 $1,597 psf 19
East Coast Residences Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
East Coast Residences shows a latest 12-month median monthly rent of $4,300 across 11 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,300
Rentals in period 11
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
All-time sales at East Coast Residences show a median price of $1,720,000 and $1,597 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
All-time median sale $1,720,000
All-time median PSF $1,597 psf
Sale signal Moderate
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. East Coast Residences has 19 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $30.3M
Latest record Aug 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run East Coast Residences numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,300/mo Test gross and net yield against typical rent. Buy vs rent $1.7M Compare ownership cost against renting. Mortgage $1.7M Estimate monthly payment from the sale price. Stamp duty $1,597 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D16 to compare East Coast Residences against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
East Coast Residences FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at East Coast Residences?
East Coast Residences has a latest 12-month median monthly rent of $4,300 across 11 rentals in that period.
What is the typical sale price at East Coast Residences?
The all-time median sale price for East Coast Residences is $1,720,000, based on 19 sales in that period.
What is the median sale PSF at East Coast Residences?
The all-time median sale price per square foot for East Coast Residences is $1,597 psf. The average for the same period is $1,580 psf.
Is East Coast Residences freehold or leasehold?
East Coast Residences is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is East Coast Residences located?
East Coast Residences is located at 412 Upper East Coast Road East Coast Residences Singapore 466488 in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive.
How current is the East Coast Residences transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.