Overview & Key Facts
ECO is a 99 yrs lease commencing from 2012 condominium at BEDOK SOUTH AVENUE 3 in District 16 (OCR), developed by ECO PROPERTIES PTE. LTD, comprising 714 units, completed in 2017.
Location & Connectivity
ECO is approximately 500m from Tanah Merah MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Tanah Merah | East-West Line | 500m |
| Bedok South | Thomson-East Coast Line | 580m |
| Sungei Bedok | Thomson-East Coast Line | 930m |
| Bayshore | Thomson-East Coast Line | 1.1 km |
Schools & Education
14 schools within 2 km (8 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Yu Neng Primary School | Primary | 140m |
| Bedok Green Primary School | Primary | 330m |
| Bedok South Secondary School | Secondary | 550m |
| Bedok View Secondary School | Secondary | 550m |
| Bedok North Secondary School | Secondary | 590m |
| Opera Estate Primary School | Primary | 680m |
| Fengshan Primary School | Primary | 680m |
| Ping Yi Secondary School | Secondary | 920m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 134 | $1,428 psf | $865,721 |
| 2 BR | 38 | $1,512 psf | $1,305,547 |
| 3 BR | 34 | $1,518 psf | $1,626,556 |
| 4 BR | 1 | $1,373 psf | $2,350,000 |
| 5+ BR | 6 | $1,039 psf | $3,718,333 |
Market Position
ECO has recorded 213 sales at an average price of $1,152,959.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at ECO typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $2,845/mo | $865,721 | 3.94% |
| 2 BR | $3,627/mo | $1,305,547 | 3.33% |
| 3 BR | $4,453/mo | $1,626,556 | 3.29% |
| 4 BR | $7,000/mo | $2,350,000 | 3.57% |
| 5 BR | $9,588/mo | $3,718,333 | 3.09% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 30 | $1,316 psf | — |
| 2022 | 53 | $1,395 psf | ↑ 6.0% |
| 2023 | 32 | $1,446 psf | ↑ 3.6% |
| 2024 | 46 | $1,502 psf | ↑ 3.9% |
| 2025 | 33 | $1,534 psf | ↑ 2.1% |
| 2026 | 19 | $1,508 psf | ↓ 1.7% |
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ECO prices are holding within 1.7% of the 2025 peak, 14.6% 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 |
Lease Analysis
With 85 years remaining on its 99-year lease, ECO still qualifies for full bank financing and CPF usage.
Best suited for
Who This Actually Suits
The profile fits families with young children, mrt-walkable commuters, yield-focused investors and first-time hdb upgraders best. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For wfh / hybrid workers and resort facilities, it can work — but weigh the trade-offs before committing.
It is a weaker fit for long-term hold (10+ yr) — other options likely serve them better. Tenure and location resilience suit long-horizon ownership.
Verdict
ECO is a 99 yrs lease commencing from 2012 development in District 16 (OCR), with 714 units, offering a gross yield of 3.4%.
At ~$1,525 psf, it represents a competitive entry point in the OCR segment.
Explore the full ECO dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing ECO against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for ECO?
Is ECO freehold?
What is the rental yield for ECO?
Which MRT is nearest to ECO?
Sources & Next Steps
- ECO 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: 213 transactions
- Rental data: 1480 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jul 2026 · 213 records analysed · Source: URA private-sale caveats