Overview & Key Facts
BLEU @ EAST COAST is a freehold condominium at UPPER EAST COAST ROAD in District 16 (OCR), developed by SIM LIAN (EAST COAST) PTE LTD, comprising 62 units, completed in 2010.
Location & Connectivity
BLEU @ EAST COAST is approximately 250m from Bedok South MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Bedok South | Thomson-East Coast Line | 250m |
| Bayshore | Thomson-East Coast Line | 640m |
| Tanah Merah | East-West Line | 1.3 km |
| Sungei Bedok | Thomson-East Coast Line | 1.3 km |
Schools & Education
12 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Bedok South Secondary School | Secondary | 260m |
| Yu Neng Primary School | Primary | 680m |
| Opera Estate Primary School | Primary | 980m |
| Bedok Green Primary School | Primary | 1.1 km |
| Dunman High School | Secondary | 1.1 km |
| Dunman High School (JC) | Jc | 1.1 km |
| Bedok View Secondary School | Secondary | 1.1 km |
| Bedok North Secondary School | Secondary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 10 | $1,460 psf | $1,607,300 |
| 4 BR | 1 | $1,546 psf | $2,580,000 |
| 5+ BR | 2 | $1,014 psf | $2,587,500 |
Market Position
BLEU @ EAST COAST has recorded 13 sales at an average price of $1,832,923.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3 | $1,313 psf | — |
| 2022 | 5 | $1,267 psf | ↓ 3.5% |
| 2023 | 1 | $1,384 psf | ↑ 9.2% |
| 2024 | 1 | $1,601 psf | ↑ 15.7% |
| 2025 | 2 | $1,684 psf | ↑ 5.2% |
| 2026 | 1 | $1,546 psf | ↓ 8.2% |
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BLEU @ EAST COAST prices have cooled 8.2% from the 2025 peak, yet remain 17.7% above where the series began in 2021.
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
- Only 1 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 62 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
This is a strong match for empty nesters / downsizers, mrt-walkable commuters, long-term hold (10+ yr) and freehold / generational hold. Manageable scale and accessibility profile work for buyers right-sizing from a larger home.
yield-focused investors should treat this as a shortlist candidate, not a default choice.
short-term flippers (<5 yr) and resort facilities should probably look elsewhere. TOP 2010 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
BLEU @ EAST COAST is a freehold development in District 16 (OCR), with 62 units, offering a gross yield of 2.5%.
At ~$1,638 psf, it represents a competitive entry point in the OCR segment.
Explore the full BLEU @ EAST COAST dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BLEU @ EAST COAST against staying public? These HDB towns sit within walking or short-drive distance:
- Bedok — 4-room average $659,895 (250m away), an upgrader gap of about $1,150,000
FAQ
What is the average PSF for BLEU @ EAST COAST?
Is BLEU @ EAST COAST freehold?
What is the rental yield for BLEU @ EAST COAST?
Which MRT is nearest to BLEU @ EAST COAST?
Sources & Next Steps
- BLEU @ EAST COAST 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: 13 transactions
- Rental data: 45 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Feb 2026 · 13 records analysed · Source: URA private-sale caveats