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District 16 condo sales and prices in Q3 2026: Bedok, Upper East Coast, Eastwood, Kew Drive

Sales and resale prices in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) in July to September 2026, set beside Q2 2026 and Q3 2025, by tenure and lease era.

Published
5 Nov 2026
Last fact-checked
5 Nov 2026
Data period
Jul 2025 – Sept 2026
Reading time
4 min

Filed underCondo resalePrices and transactions

How did District 16's condo market do in Q3 2026?

URA's records show 194 home sales in District 16 in Q3 2026 (23 new sales, 12 sub sales, 159 resales), against 550 in Q2 2026 and 175 in Q3 2025. Resales in the quarter were led by homes on 99-year leases that began from 2000 to 2014 at a median of $1,646 per sq ft (70 resales across 13 developments), homes on 99-year leases that began before 2000 at a median of $1,297 per sq ft (61 resales across 12 developments) and freehold homes and homes on leases of 900 years or more at a median of $1,631 per sq ft (19 resales across 14 developments). Developers sold 23 new homes in the quarter: 15 at Vela Bay, 6 at Bagnall Haus and 2 at Pinery Residences.

Key takeaways

  • 194 home sales were caveated in District 16 in Q3 2026, with 159 resales.
  • Homes on 99-year leases that began from 2000 to 2014: median $1,646 per sq ft from 70 resales in 13 developments (Q3 2026).
  • Homes on 99-year leases that began before 2000: median $1,297 per sq ft from 61 resales in 12 developments (Q3 2026).
  • Most new sales: Vela Bay, with 15 units sold by the developer in the quarter.

Data snapshot

CalculatedEvery figure here is worked out on this site from the source below.

Home sales, Q3 2026
194
Q2 2026: 550; Q3 2025: 175
Resales, Q3 2026
159
Q2 2026: 150
New sales, Q3 2026
23
Q2 2026: 390
Median resale $ psf, 99-year, 2000 to 2014
$1,646
70 resales, Q3 2026
Median resale $ psf, 99-year, before 2000
$1,297
61 resales, Q3 2026
Median resale $ psf, Freehold / 900+ year lease
$1,631
19 resales, Q3 2026

District 16 resale prices per square foot, Q3 2026

Middle half of resale prices per square foot (25th percentile, median, 75th percentile) · $ per sq ft · Jul – Sep 2026

  • 25th percentile to 75th percentile
  • Median
Freehold / 900+ year lease$1,631 per sq ft

$1,294 to $1,896 per sq ft

99-year, before 2000$1,297 per sq ft

$1,194 to $1,414 per sq ft

99-year, 2000 to 2014$1,646 per sq ft

$1,513 to $1,753 per sq ft

99-year, from 2015$2,056 per sq ft

$2,045 to $2,071 per sq ft

The scale starts at $1,000 per sq ft, not zero, so the bands show position, not size.

Middle half of resale prices per square foot in District 16 in Q3 2026, by tenure and lease era. Freehold / 900+ year lease: $1,294 to $1,896, median $1,631, from 19 resales; 99-year, before 2000: $1,194 to $1,414, median $1,297, from 61 resales; 99-year, 2000 to 2014: $1,513 to $1,753, median $1,646, from 70 resales; 99-year, from 2015: $2,045 to $2,071, median $2,056, from 9 resales.

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Jul – Sep 2026. Extracted 4 Nov 2026.

Price divided by strata floor area. Single-unit resales. Calculated from URA's caveat records.

Show the data as a table
District 16 resale prices per square foot, Q3 2026: data table
Tenure and lease era25th percentileMedian75th percentile
Freehold / 900+ year lease$1,294 per sq ft$1,631 per sq ft$1,896 per sq ft
99-year, before 2000$1,194 per sq ft$1,297 per sq ft$1,414 per sq ft
99-year, 2000 to 2014$1,513 per sq ft$1,646 per sq ft$1,753 per sq ft
99-year, from 2015$2,045 per sq ft$2,056 per sq ft$2,071 per sq ft

Evidence

What the data shows

This update covers condominiums, apartments and executive condominiums. Landed homes are not included.

URA's records show 194 home sales in District 16 in Q3 2026 (23 new sales, 12 sub sales, 159 resales), against 550 in Q2 2026 and 175 in Q3 2025.

District 16 home sales by quarter and type of sale

Number of single-unit sales of condominiums, apartments and executive condominiums, as caveated · sales · Q3 2025, Q2 2026, Q3 2026

  • New sales
  • Sub sales
  • Resales
0200400600Q3 2025Q2 2026Q3 2026Quarter

Home sales in District 16 by type of sale. Q3 2025: 175 (9 new sales, 0 sub sales, 166 resales); Q2 2026: 550 (390 new sales, 10 sub sales, 150 resales); Q3 2026: 194 (23 new sales, 12 sub sales, 159 resales).

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Jul 2025 – Sep 2026. Extracted 4 Nov 2026.

Counts from URA's records as read on 4 November 2026; recent months still gain sales as caveats are lodged. Calculated.

Show the data as a table
District 16 home sales by quarter and type of sale: data table
QuarterNew salesSub salesResales
Q3 20259 sales0 sales166 sales
Q2 2026390 sales10 sales150 sales
Q3 202623 sales12 sales159 sales
Home sales in District 16 by type of sale
Type of saleQ3 2025Q2 2026Q3 2026
New sales939023
Sub sales01012
Resales166150159
All175550194

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Jul 2025 – Sep 2026. Extracted 4 Nov 2026.

Single-unit sales of apartments and condominiums, as caveated. Counts from URA's records as read on 4 November 2026; recent months still gain sales as caveats are lodged. Calculated.

Most of Q2 2026's 550 sales were new sales by developers, 372 of them at Vela Bay, so the two quarters are not alike.

Resales in the quarter were led by homes on 99-year leases that began from 2000 to 2014 at a median of $1,646 per sq ft (70 resales across 13 developments), homes on 99-year leases that began before 2000 at a median of $1,297 per sq ft (61 resales across 12 developments) and freehold homes and homes on leases of 900 years or more at a median of $1,631 per sq ft (19 resales across 14 developments).

District 16 resales in Q3 2026, by tenure and lease era
Tenure and lease eraResales (developments)Median price per sq ftMiddle half, per sq ftMedian price
Freehold / 900+ year lease19 (14)$1,631$1,294 to $1,896$1.99M
99-year, before 200061 (12)$1,297$1,194 to $1,414$1.65M
99-year, 2000 to 201470 (13)$1,646$1,513 to $1,753$1.47M
99-year, from 20159 (1)$2,056$2,045 to $2,071$1.85M

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Jul – Sep 2026. Extracted 4 Nov 2026.

Middle half: a quarter of resales were below the lower figure and a quarter above the higher one. Fewer than five resales is shown as low sample. Calculated.

The same groups, quarter by quarter

Median resale price per sq ft in District 16, by quarter
Tenure and lease eraQ3 2025Q2 2026Q3 2026
99-year, 2000 to 2014$1,626 (79)$1,616 (70)$1,646 (70)
99-year, before 2000$1,328 (57)$1,341 (47)$1,297 (61)
Freehold / 900+ year lease$1,542 (26)$1,548 (25)$1,631 (19)
99-year, from 2015Low sample (4)$2,039 (8)$2,056 (9)

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Jul 2025 – Sep 2026. Extracted 4 Nov 2026.

Number of resales in brackets. Each quarter's median is of the homes that happened to sell in it, which differ in development, size and floor from quarter to quarter, so the figures are shown side by side rather than as a change. Calculated.

Where the sales were

District 16 developments with the most sales, Q3 2026

Single-unit sales in the quarter, all types of sale · sales · Jul – Sep 2026

  • The Bayshore19 sales
  • Eco15 sales
  • Vela Bay15 sales
  • Urban Vista13 sales
  • Grandeur Park Residences9 sales
  • Sceneca Residence9 sales
  • The Glades9 sales
  • Aquarius by the Park8 sales

Sales in Q3 2026

Developments in District 16 with the most sales in Q3 2026. The Bayshore: 19; Eco: 15; Vela Bay: 15; Urban Vista: 13; Grandeur Park Residences: 9; Sceneca Residence: 9; The Glades: 9; Aquarius by the Park: 8.

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Jul – Sep 2026. Extracted 4 Nov 2026.

All single-unit sales in the quarter, as caveated. Calculated.

Show the data as a table
District 16 developments with the most sales, Q3 2026: data table
CategorySales in Q3 2026
The Bayshore19 sales
Eco15 sales
Vela Bay15 sales
Urban Vista13 sales
Grandeur Park Residences9 sales
Sceneca Residence9 sales
The Glades9 sales
Aquarius by the Park8 sales
Developments with the most sales in District 16 in Q3 2026
DevelopmentTenureSales in Q3 2026Median resale price per sq ft
The Bayshore99-year from 199319 resales$1,383
Eco99-year from 201215 resales$1,644
Vela Bay99-year from 202515 new sales–
Urban Vista99-year from 201213 resales$1,635
Grandeur Park Residences99-year from 20169 resales$2,056
Sceneca Residence99-year from 20219 sub sales–
The Glades99-year from 20139 resales$1,807
Aquarius by the Park99-year from 19968 resales$1,333

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Jul – Sep 2026. Extracted 4 Nov 2026.

All single-unit sales in the quarter. The resale median is shown where the development had at least five resales. Calculated.

New sales by developers

Developers sold 23 new homes in the quarter: 15 at Vela Bay, 6 at Bagnall Haus and 2 at Pinery Residences.

New sales by developers in District 16 in Q3 2026
DevelopmentTenureNew salesMedian price per sq ft
Vela Bay99-year from 202515$2,915
Bagnall HausFreehold6$2,614
Pinery Residences99-year from 20252Low sample

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Jul – Sep 2026. Extracted 4 Nov 2026.

Units sold by developers in the quarter, as caveated. Not the number of units in the development. Calculated.

District 16 on this site

New launches in District 16 with a project page on this site: Bagnall Haus and Vela Bay.

Analysis · opinion

James's interpretation

District 16 recorded 194 sales in Q3 2026, 159 of them resales. That is a useful run of recent prices for buyers to compare against, and fresh evidence for sellers to price against.

One choice buyers weigh here is between a 99-year lease from 2000 to 2014 and an older 99-year lease (from before 2000). In Q3 2026 the first had a median of $1,646 per sq ft across 13 developments, the second $1,297 across 12 developments, about $349 per sq ft apart. Size, floor and the development itself move a price within each group, so I compare a home with its own group first.

Vela Bay sold 15 homes in the quarter at a median of $2,915 per sq ft. If you are deciding between a new launch and a resale home in District 16, set that beside the resale groups above and weigh the lease, the size and when you can move in.

The Bayshore was the busiest development, with 19 sales in the quarter. If you own there, buyers have been active and the evidence for your price is recent.

Tell me your budget, what you need in a home and when you plan to move. I'll help you compare the options that fit in District 16.

Every buyer's situation is different. For any risk that applies to you, speak to me.

What it may mean for buyers

District 16's resales this quarter fall into four tenure and lease groups with enough sales to compare. Compare a home with the group it belongs to, by tenure and lease era, size and floor, rather than with a district-wide figure.

Developers were selling in the quarter, so a buyer can set new launches beside resale homes in the same district and weigh the lease and the timing of each.

Every development's own sales are on this site's Property Research page, for example The Bayshore, Eco and Vela Bay.

What it may mean for sellers and owners

159 resales in the quarter give sellers in District 16 recent evidence to price against. The closest evidence is a sale in the same development, of a similar size and floor, in the last few months.

Pricing starts from the group a home belongs to and then the home itself: its size, floor, condition and facing.

Limitations

URA's records cover only sales with a caveat lodged, and the latest months are incomplete: Q3 2026 will gain sales as more caveats are lodged.

The records give a home's size, floor range, tenure and price, not its condition, facing, layout or renovation. A group's median depends on which homes happened to sell.

Freehold developments carry no lease start year in the records, so their age is not known from this data. A 99-year development's lease start year is not its completion year.

Records identical in every field are counted as separate sales, because the records do not identify the home sold, so two like sales cannot be told from one sale entered twice.

Methodology

The figures are calculated from URA's records of caveated sales in postal district 16, read through URA's Data Service on 4 November 2026. The quarters compared are Q3 2026 (July to September), Q2 2026 and Q3 2025.

Included: single-unit sales of apartments and condominiums with a strata floor area. Left out: 497 sales of landed and strata-landed houses and 1 caveat covering more than one unit or without a strata area, over the five years of records.

Each development is grouped by tenure and, for 99-year developments, by the year its lease began. Leases of 900 years or more (999 years for most, with some of 929 to 998 years and a few of 9,999 years) are grouped with freehold. Executive condominiums are grouped apart from private condominiums and apartments. Where a record of a 99-year sale gives no start year, the year is taken from the development's other records.

Floor area is converted at 10.7639 square feet to the square metre. Medians and quartiles are taken across the sales in each group, with quartiles by linear interpolation. A group with fewer than five sales is marked low sample. Prices of $1M and over are rounded to the nearest $10,000, lower prices to the nearest $1,000.

A district with fewer than 20 resales in Q3 2026 uses the 12 months to September 2026 for its price table.

Developments that URA lists under two postal districts cannot be placed in one and are left out of every district. Among apartments and condominiums these are Eastern Lagoon (Districts 15 and 16, 36 sales over five years) and one sale at Frankel Estate (Districts 14 and 15); the others are landed estates.

New sale, sub sale and resale
URA's types of sale. A new sale is a sale by the developer, and a sub sale a sale by a purchaser, before the Certificate of Statutory Completion and the strata titles have been issued for all units in the development. A resale is a sale after they have been issued.
Caveat
A notice lodged with the Singapore Land Authority, usually by the buyer's lawyer, after an option is exercised or an agreement signed. URA's records are of caveats lodged.
Postal district
One of 28 areas defined by the first two digits of the postal code. District boundaries are not the same as HDB towns or URA planning areas.
Tenure and lease era
Freehold developments and those on leases of 900 years or more, most of them 999-year, are grouped together. A 99-year development is grouped by the year its lease began, which is not the year the homes were completed.
Middle half
The range that the middle half of sales fall in: a quarter of sales were below it and a quarter above.
Low sample
Fewer than five sales in a group. No median is shown.

How all research on this site is built

Sources

  1. 1.
    URA Data Service: private residential property transactions

    Urban Redevelopment Authority · Period: Jul 2025 – Sep 2026 · Extracted 4 Nov 2026

    Caveated sales of apartments and condominiums in the district.

  2. 2.
    REALIS data dictionary

    Urban Redevelopment Authority · Period: Oct 2026 · Extracted 4 Nov 2026

    Definitions of new sale, sub sale and resale.

General information only, not financial, legal or tax advice. Figures reflect the data period shown and may since have changed; your own circumstances will differ. Full disclaimer.

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