Overview & Key Facts
SEA PAVILION RESIDENCES is a freehold condominium at UPPER EAST COAST ROAD in District 16 (OCR), developed by , comprising 24 units.
Location & Connectivity
SEA PAVILION RESIDENCES is approximately 400m from Bayshore MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Bayshore | Thomson-East Coast Line | 400m |
| Bedok South | Thomson-East Coast Line | 460m |
| Tanah Merah | East-West Line | 1.4 km |
Schools & Education
15 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Bedok South Secondary School | Secondary | 460m |
| Yu Neng Primary School | Primary | 810m |
| Dunman High School | Secondary | 860m |
| Dunman High School (JC) | Jc | 860m |
| Opera Estate Primary School | Primary | 900m |
| Bedok Green Primary School | Primary | 1.2 km |
| Bedok View Secondary School | Secondary | 1.3 km |
| Bedok North Secondary School | Secondary | 1.4 km |
Market Position
SEA PAVILION RESIDENCES has recorded 2 sales at an average price of $957,500.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2023 | 1 | $2,164 psf | — |
| 2026 | 1 | $2,175 psf | ↑ 0.5% |
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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
- 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 24 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
Buyers most likely to be happy here: young couples (no kids), mrt-walkable commuters, yield-focused investors and freehold / generational hold. The unit profile suits DINK couples valuing CBD/MRT access over square footage.
families with young children should treat this as a shortlist candidate, not a default choice.
long-term hold (10+ yr) and en-bloc speculators should probably look elsewhere. Freehold tenure removes lease-decay drag for a 10+ year hold.
Verdict
SEA PAVILION RESIDENCES is a freehold development in District 16 (OCR), with 24 units, offering a gross yield of 4.5%.
At ~$2,175 psf, it represents a competitive entry point in the OCR segment.
Explore the full SEA PAVILION RESIDENCES dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing SEA PAVILION RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Bedok — 4-room average $659,895 (390m away), an upgrader gap of about $300,000
FAQ
What is the average PSF for SEA PAVILION RESIDENCES?
Is SEA PAVILION RESIDENCES freehold?
What is the rental yield for SEA PAVILION RESIDENCES?
Which MRT is nearest to SEA PAVILION RESIDENCES?
Sources & Next Steps
- SEA PAVILION RESIDENCES 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: 2 transactions
- Rental data: 52 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2026 · 2 records analysed · Source: URA private-sale caveats