Rental yields · District 16
Highest rental yields in District 16 — Bedok, Upper East Coast, Siglap
Latest recorded sale Oct 2026
Which condos and apartments in District 16 have the highest rental yield?
Among condos, apartments and ECs in District 16 with at least 10 URA rental contracts and 5 recorded sales from Dec 2024 to Nov 2026, East Village has the highest gross rental yield, at 4.92%: a median rent of S$4.92 psf a month against a median sale price of S$1,201 psf. Latest recorded sale Aug 2026. Gross yield before costs; indicative.
4.92%
How the ranking is worked out
Each project's gross yield is its own median rent per square foot, from URA rental contracts, times twelve, divided by its own median sale price per square foot, from recorded caveats, both from Dec 2024 to Nov 2026. A project is ranked only with at least 10 rental contracts and 5 sales in that window; transfers we filter out as unrepresentative never count. Condos, apartments and executive condominiums only: landed homes are sold by land area and let by floor area, so the two do not divide.
Gross yield is a year's rent divided by the price paid, before any cost. Net yield is what is left after property tax, maintenance or conservancy charges, agent fees, repairs and months without a tenant, and it is always lower. Mortgage interest comes off after that. We rank on gross yield because recorded rents and prices are the same for everyone, while costs are not.
Projects, highest gross yield first
| Project | Gross yield | Median rent | Median price |
|---|---|---|---|
| East Villageapartment · freehold | 4.92% | S$4.92 psf a monthS$2,800 a month · 118 contracts, Q1 2025–Q3 2026 | S$1,201 psfS$1,330,000 · 5 sales, Sep 2025–Aug 2026 |
| Urban Vistacondo · 99-year | 4.03% | S$5.45 psf a monthS$3,100 a month · 562 contracts, Q1 2025–Q3 2026 | S$1,622 psfS$940,000 · 64 sales, Dec 2024–Oct 2026 |
| Eastwood Regencyapartment · freehold | 3.89% | S$5.44 psf a monthS$2,500 a month · 91 contracts, Q1 2025–Q3 2026 | S$1,676 psfS$829,000 · 8 sales, Mar 2025–Aug 2026 |
| The Gladescondo · 99-year | 3.88% | S$5.71 psf a monthS$3,400 a month · 576 contracts, Q1 2025–Q3 2026 | S$1,765 psfS$1,220,000 · 63 sales, Dec 2024–Oct 2026 |
| Ecocondo · 99-year | 3.72% | S$4.85 psf a monthS$3,150 a month · 665 contracts, Q1 2025–Q3 2026 | S$1,565 psfS$945,888 · 62 sales, Dec 2024–Sep 2026 |
| Grandeur Park Residencescondo · 99-year | 3.66% | S$6.15 psf a monthS$3,600 a month · 573 contracts, Q1 2025–Q3 2026 | S$2,015 psfS$1,340,000 · 65 sales, Dec 2024–Oct 2026 |
| Tanamera Crestcondo · 99-year | 3.59% | S$3.48 psf a monthS$4,100 a month · 90 contracts, Q1 2025–Q3 2026 | S$1,164 psfS$1,400,000 · 16 sales, Mar 2025–Sep 2026 |
| Stratford Courtcondo · 99-year | 3.56% | S$3.41 psf a monthS$4,200 a month · 54 contracts, Q1 2025–Q3 2026 | S$1,151 psfS$1,610,000 · 19 sales, Jan 2025–Sep 2026 |
| Bayshore Parkcondo · 99-year | 3.51% | S$3.79 psf a monthS$3,900 a month · 771 contracts, Q1 2025–Q3 2026 | S$1,294 psfS$1,248,888 · 45 sales, Jan 2025–Oct 2026 |
| Bedok Residencesapartment · 99-year | 3.49% | S$5.47 psf a monthS$4,200 a month · 573 contracts, Q1 2025–Q3 2026 | S$1,883 psfS$1,619,000 · 32 sales, Dec 2024–Sep 2026 |
| Laguna Greencondo · 99-year | 3.47% | S$4.19 psf a monthS$4,600 a month · 70 contracts, Q1 2025–Q3 2026 | S$1,449 psfS$1,700,000 · 11 sales, Feb 2025–Jun 2026 |
| East Meadowscondo · 99-year | 3.44% | S$3.70 psf a monthS$4,500 a month · 146 contracts, Q1 2025–Q3 2026 | S$1,293 psfS$1,600,000 · 19 sales, Dec 2024–Sep 2026 |
| Archipelagocondo · 99-year | 3.42% | S$4.62 psf a monthS$3,900 a month · 268 contracts, Q1 2025–Q3 2026 | S$1,621 psfS$1,625,444 · 48 sales, Dec 2024–Oct 2026 |
| Optima @ Tanah Merahcondo · 99-year | 3.42% | S$4.35 psf a monthS$3,850 a month · 195 contracts, Q1 2025–Q3 2026 | S$1,525 psfS$1,610,000 · 17 sales, Dec 2024–Oct 2026 |
| Sceneca Residenceapartment · 99-year | 3.41% | S$5.87 psf a monthS$4,480 a month · 161 contracts, Q2 2026–Q3 2026 | S$2,064 psfS$2,488,000 · 41 sales, Dec 2024–Nov 2025 |
| The Bayshorecondo · 99-year | 3.37% | S$3.89 psf a monthS$4,000 a month · 589 contracts, Q1 2025–Q3 2026 | S$1,384 psfS$1,408,000 · 79 sales, Dec 2024–Oct 2026 |
| Casafinacondo · 99-year | 3.35% | S$3.52 psf a monthS$4,500 a month · 33 contracts, Q1 2025–Q3 2026 | S$1,260 psfS$1,710,000 · 23 sales, Jan 2025–Sep 2026 |
| The Tanameracondo · 99-year | 3.33% | S$3.33 psf a monthS$4,200 a month · 94 contracts, Q1 2025–Q3 2026 | S$1,201 psfS$1,565,000 · 11 sales, Feb 2025–May 2026 |
| Baywatercondo · 99-year | 3.33% | S$3.90 psf a monthS$5,000 a month · 33 contracts, Q1 2025–Q3 2026 | S$1,405 psfS$1,860,000 · 15 sales, Feb 2025–Sep 2026 |
| Waterfront Islecondo · 99-year | 3.32% | S$4.47 psf a monthS$4,000 a month · 323 contracts, Q1 2025–Q3 2026 | S$1,614 psfS$1,488,000 · 35 sales, Dec 2024–Oct 2026 |
| The Daffodilapartment · freehold | 3.30% | S$4.27 psf a monthS$3,200 a month · 48 contracts, Q1 2025–Q3 2026 | S$1,551 psfS$1,160,000 · 7 sales, Mar 2025–Feb 2026 |
| Waterfront Goldcondo · 99-year | 3.28% | S$4.47 psf a monthS$4,000 a month · 160 contracts, Q1 2025–Q3 2026 | S$1,634 psfS$1,600,000 · 25 sales, Dec 2024–Aug 2026 |
| The Clearwatercondo · 99-year | 3.28% | S$3.70 psf a monthS$4,800 a month · 76 contracts, Q1 2025–Q3 2026 | S$1,354 psfS$1,870,000 · 15 sales, Dec 2024–Jul 2026 |
| Aquarius By The Parkcondo · 99-year | 3.25% | S$3.66 psf a monthS$4,200 a month · 174 contracts, Q1 2025–Q3 2026 | S$1,352 psfS$1,652,500 · 44 sales, Jan 2025–Oct 2026 |
| Kew Greencondo · 99-year | 3.24% | S$2.55 psf a monthS$7,500 a month · 23 contracts, Q1 2025–Q3 2026 | S$944 psfS$3,100,000 · 10 sales, Dec 2024–Oct 2026 |
| Casa Merahapartment · 99-year | 3.19% | S$4.04 psf a monthS$5,000 a month · 249 contracts, Q1 2025–Q3 2026 | S$1,521 psfS$1,916,000 · 42 sales, Dec 2024–Aug 2026 |
| Waterfront Wavescondo · 99-year | 3.06% | S$4.16 psf a monthS$5,500 a month · 68 contracts, Q1 2025–Q3 2026 | S$1,631 psfS$2,210,000 · 22 sales, Feb 2025–Oct 2026 |
| Changi Courtcondo · freehold | 3.05% | S$3.65 psf a monthS$3,500 a month · 244 contracts, Q1 2025–Q3 2026 | S$1,437 psfS$1,320,000 · 13 sales, Apr 2025–May 2026 |
| Changi Greencondo · freehold | 3.00% | S$3.33 psf a monthS$3,400 a month · 151 contracts, Q1 2025–Q3 2026 | S$1,332 psfS$1,344,444 · 18 sales, Dec 2024–Aug 2026 |
| East Coast Residencesapartment · freehold | 3.00% | S$4.47 psf a monthS$4,100 a month · 23 contracts, Q1 2025–Q3 2026 | S$1,788 psfS$1,790,000 · 5 sales, Feb 2025–Oct 2025 |
| Waterfront Keycondo · 99-year | 2.93% | S$4.24 psf a monthS$5,100 a month · 117 contracts, Q1 2025–Q3 2026 | S$1,735 psfS$2,174,444 · 22 sales, Jan 2025–Aug 2026 |
| Bedok Courtcondo · 99-year | 2.91% | S$2.48 psf a monthS$5,600 a month · 44 contracts, Q1 2025–Q3 2026 | S$1,026 psfS$2,288,000 · 21 sales, Jan 2025–Oct 2026 |
| Sunhavencondo · freehold | 2.89% | S$3.28 psf a monthS$3,600 a month · 156 contracts, Q1 2025–Q3 2026 | S$1,366 psfS$1,744,000 · 14 sales, Jan 2025–Oct 2026 |
| Uber 388condo · freehold | 2.82% | S$4.37 psf a monthS$4,100 a month · 69 contracts, Q1 2025–Q3 2026 | S$1,862 psfS$1,650,000 · 8 sales, Dec 2024–Jul 2026 |
| Costa Del Solcondo · 99-year | 2.80% | S$4.52 psf a monthS$6,100 a month · 369 contracts, Q1 2025–Q3 2026 | S$1,936 psfS$2,700,444 · 62 sales, Dec 2024–Aug 2026 |
| Cascadalecondo · freehold | 2.67% | S$2.67 psf a monthS$3,600 a month · 66 contracts, Q1 2025–Q3 2026 | S$1,199 psfS$1,850,000 · 11 sales, Mar 2025–Oct 2026 |
| Breeze By The Eastcondo · freehold | 2.45% | S$3.43 psf a monthS$6,000 a month · 22 contracts, Q1 2025–Q3 2026 | S$1,682 psfS$3,360,000 · 5 sales, Apr 2025–Sep 2026 |
| Parbury Hill Condominiumcondo · freehold | 2.43% | S$3.52 psf a monthS$4,650 a month · 50 contracts, Q1 2025–Q3 2026 | S$1,742 psfS$2,646,500 · 12 sales, Mar 2025–Oct 2026 |
| Riviera Residencescondo · freehold | 2.43% | S$4.00 psf a monthS$5,000 a month · 44 contracts, Q1 2025–Q3 2026 | S$1,973 psfS$2,550,000 · 7 sales, Jan 2025–Aug 2026 |
| Country Park Condominiumcondo · freehold | 2.41% | S$3.59 psf a monthS$4,500 a month · 43 contracts, Q1 2025–Q3 2026 | S$1,784 psfS$2,430,000 · 7 sales, Dec 2024–Aug 2026 |
| Apollo Gardensapartment · freehold | 2.41% | S$2.63 psf a monthS$4,950 a month · 10 contracts, Q1 2025–Q3 2026 | S$1,309 psfS$2,450,000 · 7 sales, Apr 2025–Aug 2026 |
| The Baycourtcondo · freehold | 2.36% | S$3.12 psf a monthS$4,600 a month · 14 contracts, Q1 2025–Q3 2026 | S$1,584 psfS$2,625,000 · 6 sales, Jan 2025–Sep 2026 |
| The Summitcondo · freehold | 2.10% | S$3.44 psf a monthS$4,400 a month · 100 contracts, Q1 2025–Q3 2026 | S$1,965 psfS$2,455,000 · 12 sales, Jan 2025–Oct 2026 |