Overview & Key Facts
BREEZE BY THE EAST is a freehold condominium at UPPER EAST COAST ROAD in District 16 (OCR), developed by UOL DEVELOPMENT PTE LTD, comprising 88 units, completed in 2011.
Location & Connectivity
BREEZE BY THE EAST is approximately 260m from Bayshore MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Bayshore | Thomson-East Coast Line | 260m |
| Bedok South | Thomson-East Coast Line | 1.1 km |
| Siglap | Thomson-East Coast Line | 1.3 km |
| Bedok | East-West Line | 1.4 km |
Schools & Education
16 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Dunman High School | Secondary | 420m |
| Dunman High School (JC) | Jc | 420m |
| Opera Estate Primary School | Primary | 930m |
| Bedok South Secondary School | Secondary | 1.1 km |
| Yu Neng Primary School | Primary | 1.3 km |
| Victoria School | Secondary | 1.3 km |
| Victoria Junior College | Jc | 1.3 km |
| Temasek Junior College | Jc | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 5 | $1,522 psf | $1,900,000 |
| 4 BR | 6 | $1,621 psf | $2,754,815 |
| 5+ BR | 12 | $1,327 psf | $3,195,741 |
Market Position
BREEZE BY THE EAST has recorded 23 sales at an average price of $2,799,034.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at BREEZE BY THE EAST typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 3 BR | $5,394/mo | $1,900,000 | 3.41% |
| 4 BR | $7,078/mo | $2,754,815 | 3.08% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 9 | $1,264 psf | — |
| 2022 | 6 | $1,440 psf | ↑ 13.9% |
| 2024 | 4 | $1,638 psf | ↑ 13.7% |
| 2025 | 4 | $1,673 psf | ↑ 2.1% |
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BREEZE BY THE EAST prices sit at a fresh series high after a 2.1% gain on the prior period, now 32.3% above the 2021 starting level.
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 2 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.
Best suited for
Who This Actually Suits
The profile fits families with young children, mrt-walkable commuters, cbd walking distance and yield-focused investors best. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
Verdict
BREEZE BY THE EAST is a freehold development in District 16 (OCR), with 88 units, offering a gross yield of 2.5%.
At ~$1,673 psf, it represents a competitive entry point in the OCR segment.
Explore the full BREEZE BY THE EAST dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BREEZE BY THE EAST against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for BREEZE BY THE EAST?
Is BREEZE BY THE EAST freehold?
What is the rental yield for BREEZE BY THE EAST?
Which MRT is nearest to BREEZE BY THE EAST?
Sources & Next Steps
- BREEZE BY THE 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: 23 transactions
- Rental data: 77 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Sep 2025 · 23 records analysed · Source: URA private-sale caveats