Overview & Key Facts
BALCON EAST is a freehold condominium at UPPER EAST COAST ROAD in District 16 (OCR), developed by FEATURE LAND PTE LTD, comprising 37 units, completed in 2012.
Location & Connectivity
BALCON EAST is approximately 310m from Bayshore MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Bayshore | Thomson-East Coast Line | 310m |
| Bedok South | Thomson-East Coast Line | 550m |
| Tanah Merah | East-West Line | 1.5 km |
Schools & Education
15 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Bedok South Secondary School | Secondary | 550m |
| Dunman High School | Secondary | 780m |
| Dunman High School (JC) | Jc | 780m |
| Yu Neng Primary School | Primary | 890m |
| Opera Estate Primary School | Primary | 900m |
| Bedok Green Primary School | Primary | 1.3 km |
| Bedok View Secondary School | Secondary | 1.4 km |
| Bedok North Secondary School | Secondary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,464 psf | $788,000 |
| 3 BR | 1 | $1,410 psf | $1,670,000 |
| 5+ BR | 1 | $1,331 psf | $2,880,000 |
Market Position
BALCON EAST has recorded 3 sales at an average price of $1,779,333.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at BALCON EAST typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $2,644/mo | $788,000 | 4.03% |
| 3 BR | $4,414/mo | $1,670,000 | 3.17% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2022 | 1 | $1,464 psf | — |
| 2023 | 2 | $1,371 psf | ↓ 6.4% |
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Price Index Check
The ShiokNest Price Index for District 16 reads 130.8 as of June 2026 — up 7.1% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PINERY RESIDENCES | 99 years leasehold | $2,551 psf | 551 |
| VELA BAY | 99 years leasehold | $2,869 psf | 371 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | $2,085 psf | 270 |
| THE BAYSHORE | 99-year leasehold | $1,237 psf | 251 |
| THE GLADES | 99 yrs lease commencing from 2013 | $1,615 psf | 230 |
What Could Work Against You
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 37-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: mrt-walkable commuters, quiet sanctuary seekers, long-term hold (10+ yr) and freehold / generational hold. Located ~314m from Bayshore MRT, this property is a comfortable daily walk for transit commuters.
yield-focused investors should probably look elsewhere. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
BALCON EAST is a freehold development in District 16 (OCR), with 37 units, offering a gross yield of 2.5%.
Explore the full BALCON EAST dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BALCON EAST against staying public? These HDB towns sit within walking or short-drive distance:
- Bedok — 4-room average $659,895 (460m away), an upgrader gap of about $1,100,000
FAQ
What is the average PSF for BALCON EAST?
Is BALCON EAST freehold?
What is the rental yield for BALCON EAST?
Which MRT is nearest to BALCON EAST?
Sources & Next Steps
- BALCON EAST Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) — District 16 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions
- Rental data: 32 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2023 · 3 records analysed · Source: URA private-sale caveats