What District 16 is like
District 16 is a mature eastern suburb with a mix of large condo estates near Bedok and Tanah Merah MRT and landed enclaves along Upper East Coast Road. The new Bayshore precinct on the Thomson-East Coast Line will add a waterfront neighbourhood over the coming years.
Who it suits
Families who want space and established amenities, and tenants working at Changi Business Park or the airport.
Landmarks
- Bedok Mall
- Bedok Reservoir
- Tanah Merah Country Club
- East Coast Park (Bayshore)
- Changi Business Park (nearby)
MRT stations
Stations in and around District 16:
- Bedok
- Tanah Merah
- Bayshore
Market segment
URA groups private homes into three segments. District 16 falls mainly in the Outside Central Region (OCR). How CCR, RCR and OCR work.
Condo rents in District 16
In Q3 2026, tenants signed 888 leases across 26 condo developments in District 16 that had enough contracts for URA to publish a median. The district median was $4.65 per square foot per month, 16% below the island-wide figure of $5.53. Medians ranged from $3.10 at Sunhaven to $6.31 at Sky Eden@Bedok.
What a unit rents for
| Unit size | At the district median |
|---|---|
| 500 sq ft, typical one-bedroom | $2,350 |
| 800 sq ft, typical two-bedroom | $3,700 |
| 1,200 sq ft, typical three-bedroom | $5,600 |
Estimates only. Smaller units usually rent for more per square foot than larger ones.
Rent by development
| Development | Median $ psf | Middle 50% | Leases |
|---|---|---|---|
| Sky Eden@Bedok | $6.31 | $5.97 – $6.51 | 10 |
| Grandeur Park Residences | $6.09 | $5.53 – $6.52 | 61 |
| Sceneca Residence | $5.81 | $5.31 – $6.24 | 73 |
| The Glades | $5.77 | $5.28 – $6.13 | 68 |
| Bedok Residences | $5.57 | $4.92 – $6.08 | 49 |
| Urban Vista | $5.54 | $5.07 – $6.25 | 55 |
| Eastwood Regency | $5.42 | $5.11 – $5.72 | 16 |
| Eco | $4.99 | $4.72 – $5.24 | 67 |
| Archipelago | $4.81 | $4.50 – $5.55 | 31 |
| Costa Del Sol | $4.65 | $4.44 – $4.79 | 38 |
| Waterfront Gold | $4.44 | $4.35 – $4.57 | 21 |
| Waterfront Isle | $4.43 | $4.28 – $4.85 | 38 |
| Optima @ Tanah Merah | $4.41 | $4.13 – $4.71 | 26 |
| Waterfront Key | $4.34 | $4.08 – $4.50 | 15 |
| Casa Merah | $4.04 | $3.97 – $4.12 | 28 |
| The Bayshore | $3.91 | $3.79 – $4.15 | 68 |
| Aquarius By The Park | $3.90 | $3.58 – $4.20 | 21 |
| Landbay Condominium | $3.86 | $3.57 – $4.39 | 10 |
| The Clearwater | $3.81 | $3.61 – $4.08 | 13 |
| Bayshore Park | $3.74 | $3.47 – $4.09 | 76 |
| East Meadows | $3.71 | $3.62 – $3.90 | 14 |
| Changi Court | $3.66 | $3.49 – $3.93 | 32 |
| Tanamera Crest | $3.58 | $3.44 – $3.72 | 10 |
| Changi Green | $3.52 | $3.36 – $3.67 | 16 |
| The Summit | $3.32 | $3.08 – $3.85 | 15 |
| Sunhaven | $3.10 | $3.02 – $3.33 | 17 |
Source: URA, Rentals of Non-Landed Residential Buildings, Q3 2026, via data.gov.sg. Only developments with at least 10 rental contracts in the quarter are published.
Districts with similar rents
D25 Woodlands & Kranji
$4.59 psf median
OCRD23 Hillview, Bukit Panjang & Choa Chu Kang
$4.78 psf median
OCRD28 Seletar & Yio Chu Kang
$4.86 psf median
District 16 questions
Where is District 16 in Singapore?
District 16 covers Bedok, Upper East Coast, Eastwood, Kew Drive. It roughly corresponds to the Bedok planning area.
Is District 16 in the CCR, RCR or OCR?
District 16 is mainly in the Outside Central Region (OCR).
How much is condo rent in District 16?
In Q3 2026 the median condo rent in District 16 was $4.65 per square foot per month across 26 developments, based on 888 rental contracts lodged with the authorities. That is about $3,700 a month for an 800 sq ft unit.
Which MRT stations serve District 16?
Stations in and around District 16 include Bedok, Tanah Merah, Bayshore.