Overview & Key Facts
IDYLLIC EAST is a freehold condominium at UPPER EAST COAST ROAD in District 16 (OCR), developed by HILLWOOD DEVELOPMENT PTE LTD, comprising 34 units, completed in 2011.
Location & Connectivity
IDYLLIC EAST is approximately 190m from Bedok South MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Bedok South | Thomson-East Coast Line | 190m |
| Bayshore | Thomson-East Coast Line | 740m |
| Sungei Bedok | Thomson-East Coast Line | 1.2 km |
| Tanah Merah | East-West Line | 1.2 km |
Schools & Education
12 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Bedok South Secondary School | Secondary | 210m |
| Yu Neng Primary School | Primary | 650m |
| Bedok View Secondary School | Secondary | 1 km |
| Opera Estate Primary School | Primary | 1 km |
| Bedok Green Primary School | Primary | 1 km |
| Dunman High School | Secondary | 1.2 km |
| Dunman High School (JC) | Jc | 1.2 km |
| Fengshan Primary School | Primary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 4 | $1,322 psf | $1,437,500 |
| 4 BR | 2 | $1,256 psf | $2,229,000 |
| 5+ BR | 2 | $1,219 psf | $2,335,000 |
Market Position
IDYLLIC EAST has recorded 8 sales at an average price of $1,859,750.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at IDYLLIC EAST typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 3 BR | $3,947/mo | $1,437,500 | 3.29% |
| 4 BR | $5,000/mo | $2,229,000 | 2.69% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 6 | $1,276 psf | — |
| 2023 | 1 | $1,260 psf | ↓ 1.3% |
| 2025 | 1 | $1,320 psf | ↑ 4.8% |
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The latest reading marks the highest point in this series — IDYLLIC EAST prices have climbed 3.4% since 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
- With just 1 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 34-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
The profile fits empty nesters / downsizers, mrt-walkable commuters, long-term hold (10+ yr) and freehold / generational hold best. 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 2011 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
Verdict
IDYLLIC EAST is a freehold development in District 16 (OCR), with 34 units, offering a gross yield of 2.3%.
At ~$1,320 psf, it represents a competitive entry point in the OCR segment.
Explore the full IDYLLIC EAST dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing IDYLLIC EAST against staying public? These HDB towns sit within walking or short-drive distance:
- Bedok — 4-room average $659,895 (160m away), an upgrader gap of about $1,200,000
FAQ
What is the average PSF for IDYLLIC EAST?
Is IDYLLIC EAST freehold?
What is the rental yield for IDYLLIC EAST?
Which MRT is nearest to IDYLLIC EAST?
Sources & Next Steps
- IDYLLIC 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: 8 transactions
- Rental data: 31 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Oct 2025 · 8 records analysed · Source: URA private-sale caveats