Rent vs D16 -12.5%
Rents below district median
The Glades's latest 12-month median rent is $3,500 compared with the D16 median of $4,000 for the same period. Use this district check before narrowing by bedroom and area band.
The Glades rent and sale price
D16 / Bedok, Upper East Coast, Eastwood, Kew Drive
Address 20 Bedok Rise the Glades Singapore 465411
Open map
Quick summary about The Glades
The Glades is a 99-year leasehold condominium in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive. The page currently tracks 1,159 rentals and 232 sales. The Glades is near TANAH MERAH MRT STATION (EW4), about 0.39 km away.
For rent checks, start with the latest 12-month median of $3,500 per month and compare it with the full-history size-band range of $2,900 to $7,500. For sale checks, start with the latest 12-month median sale price of $1,218,444 and median sale PSF of $1,737 psf, then compare full-history floor-band evidence from $1,020,000 to $1,146,888 and PSF from $1,591 psf to $1,723 psf.
- Latest 12M median rent is $3,500 per month from 227 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,218,444, with median sale PSF at $1,737 psf from 36 sales.
- Rent is flat over the last 3 months. Sale PSF is up 4.0% over the last 3 months.
The Glades Market Brief
Compare the project with D16 across rent, sale PSF, tenure and transaction activity.
Compared with D16
Sale PSF vs D16 -30.3%
Sale PSF below district median
The Glades's latest 12-month median sale PSF is $1,737 psf versus the D16 median of $2,492 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.45%
Rent support above district screen
Gross yield is roughly 3.45% versus a D16 screen of 2.41%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 9.5% spread
Rent looks stable
Recent monthly median rents stayed within a tight 9.5% band.
Market activity -6.3%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2013 matters most on sale price. Compare The Glades against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,500
Is the asking rent fair?
$3,350 to $3,700 is the first fair-rent band to check. Above $3,700 should have a visible reason.
Latest 12M median sale PSF $1,737 psf
Is the purchase price fair?
$1,180,000 to $1,250,000 and $1,680 to $1,790 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,500
Are similar units renting for more?
2 bed and 400 to 500 sqft give the closest unit-size checks.
Rent stability 9.5% spread
Is rent stable here?
Rent looks stable. Recent monthly median rents stayed within a tight 9.5% band.
Transaction volume -6.3%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
The Glades Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2013
Property type Condominium, Non-Landed Properties
Sales 232 resale transactions
Total sold value $269.5M
The Glades Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 1,159 Jun 2021 to Sept 2026
Sale transactions 232 Jun 2021 to Oct 2026
Rent trend 0.0% Last 3 months
Sale PSF trend 4.0% Last 3 months
The Glades 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
TANAH MERAH MRT STATION (EW4) 0.39 km away
SUNGEI BEDOK MRT STATION (TE31 / DT37) 1.15 km away
BEDOK SOUTH MRT STATION (TE30) 1.22 km away
Schools nearby
BEDOK SOUTH SECONDARY SCHOOL 0.31 km away
BEDOK VIEW SECONDARY SCHOOL 0.78 km away
SAINT ANTHONY'S CANOSSIAN SECONDARY SCHOOL 1.17 km away
TEMASEK PRIMARY SCHOOL 1.2 km away
Amenities
BEDOK PARK CONNECTOR Park / green link · 1.1 km away
MARKET & HAWKER CENTRE (BLK 58 NEW UPPER CHANGI ROAD) Food centre · 1.04 km away
The Glades Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,275 320 rentals in view
Latest median sale PSF $1,784 psf 58 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Oct 2026 0 - 2 $1,784 psf $1,228,844
Sept 2026 16 $3,275 4 $1,781 psf $1,669,000
Aug 2026 31 $3,600 3 $1,759 psf $820,000
Jul 2026 21 $3,300 2 $1,856 psf $1,447,500
Jun 2026 17 $3,300 2 $1,532 psf $1,132,500
May 2026 20 $3,300 1 $1,712 psf $1,695,000
Apr 2026 18 $3,575 3 $1,727 psf $1,200,000
Mar 2026 23 $3,480 4 $1,661 psf $1,200,000
Feb 2026 19 $3,400 3 $1,764 psf $1,215,000
Jan 2026 10 $3,300 5 $1,731 psf $1,165,000
Dec 2025 18 $3,525 4 $1,701 psf $1,187,500
Nov 2025 17 $3,450 3 $1,652 psf $800,000
Projects Similar to The Glades
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2012 Urban Vista 0.6 km away 1,521 transactions
- Median rent
- $3,000
- Median sale PSF
- $1,531 psf
- Median rent
- $3,100
- Median sale PSF
- $1,476 psf
- Median rent
- $3,500
- Median sale PSF
- $1,894 psf
- Median rent
- $3,750
- Median sale PSF
- $1,400 psf
- Median rent
- $3,400
- Median sale PSF
- $1,299 psf
- Median rent
- $3,800
- Median sale PSF
- $1,495 psf
The Glades Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,900 $2,850 402
2 bed $3,500 $3,388 602
3 bed $4,500 $4,530 125
4 bed $6,000 $6,354 25
5 bed $7,500 $7,190 5
The Glades Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
400 to 500 sqft $2,900 $2,833 347
500 to 600 sqft $3,200 $3,100 218
600 to 700 sqft $3,500 $3,401 296
700 to 800 sqft $3,800 $3,645 125
800 to 900 sqft $4,000 $3,993 67
900 to 1,000 sqft $4,550 $4,536 22
1,000 to 1,100 sqft $4,800 $4,786 51
1,100 to 1,200 sqft $5,300 $5,300 2
The Glades Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,084,000 $1,591 psf 110
06 to 10 $1,146,888 $1,658 psf 99
11 to 15 $1,020,000 $1,723 psf 23
The Glades 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
The Glades shows a latest 12-month median monthly rent of $3,500 across 227 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,500
Rentals in period 227
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
Latest 12M sales at The Glades show a median price of $1,218,444 and $1,737 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,218,444
Latest 12M median PSF $1,737 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2013 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. The Glades has 232 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $269.5M
Latest record Oct 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 The Glades numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,500/mo Test gross and net yield against typical rent. Buy vs rent $1.2M Compare ownership cost against renting. Mortgage $1.2M Estimate monthly payment from the sale price. Stamp duty $1,737 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 The Glades 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.
The Glades FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at The Glades?
The Glades has a latest 12-month median monthly rent of $3,500 across 227 rentals in that period.
What is the typical sale price at The Glades?
The latest 12-month median sale price for The Glades is $1,218,444, based on 36 sales in that period.
What is the median sale PSF at The Glades?
The latest 12-month median sale price per square foot for The Glades is $1,737 psf. The average for the same period is $1,731 psf.
Is The Glades freehold or leasehold?
The Glades is listed as 99-year leasehold from 2013. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is The Glades located?
The Glades is located at 20 Bedok Rise the Glades Singapore 465411 in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive.
How current is the The Glades 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.