Uber 388
Overview & Key Facts
Uber 388 is a boutique freehold condominium developed by Caseldine Investments Pte Ltd, completed in 2015 and quietly situated on Upper East Coast Road in District 16. With just 95 units spread across a compact site, it belongs to a category of development increasingly rare in Singapore’s mass-market landscape: small-scale, freehold, and genuinely close to MRT infrastructure in an area that for years was considered car-dependent East Coast fringe. The development sits roughly between the Bayshore and Bedok South neighbourhoods — two areas that have been fundamentally repositioned by the Thomson-East Coast Line.
The headline fact for any buyer considering Uber 388 is the distance to Bayshore MRT (TE31): 160 metres. This is not “close to MRT” in the Singapore marketing sense of “under 10 minutes walking” — it is literally across the road. Bayshore station opened as part of the TEL Stage 4 rollout in 2023, transforming Uber 388 from an attractive but transport-limited freehold buy into one of the most MRT-connected small developments on the entire East Coast corridor. The timing has materially changed the investment calculus for this development.
At an average transacted PSF of $1,808 and a median price of $1,640,000, Uber 388 is priced at a meaningful discount to the new-launch competition along the TEL corridor — reflecting both its modest facilities suite and its boutique scale. For freehold buyers who value proximity to public transport above resort-style amenities, it presents a compelling case. The five-year PSF trajectory ($1,645 → $1,608 → $1,867 → $1,794 → $1,851) captures the TEL effect in real-time, with the step-up between year two and year three coinciding closely with the 2023 Bayshore station opening.
Location & Connectivity
Upper East Coast Road is one of Singapore’s more pleasant residential addresses — a tree-lined stretch characterised by landed housing, a handful of boutique condos, and proximity to the broader East Coast lifestyle corridor. Uber 388 sits at the northern end of this road, close to the junction with New Upper Changi Road, which gives residents rapid car access to the Pan Island Expressway and the East Coast Parkway. East Coast Park is about 1.5 km to the south — a short cycling or driving trip to Singapore’s most popular recreational shoreline.
The school catchment is a genuine standout for District 16. Dunman High School sits just 0.54 km away — one of Singapore’s most sought-after autonomous schools, consistently ranked among the top secondary schools nationally. While secondary school balloting does not use the same 1 km priority radius system as primary schools, proximity to Dunman High is a strong pull factor for families with older children. Opera Estate Primary School (0.93 km) and Yu Neng Primary (1.18 km) cover the primary school requirement, with Bedok South Secondary (0.90 km) and Victoria School (1.43 km) adding further depth for secondary education options.
For daily conveniences, the picture is more nuanced. Walkability scores of 60/100 reflect that while the MRT is extraordinary, the surrounding retail ecosystem requires a car or short ride. The nearest supermarket cluster is at Bedok Mall or the shophouses along Upper East Coast Road itself — adequate but not walking distance. The Bedok Food Centre on New Upper Changi Road is roughly 10 minutes by foot, providing affordable hawker fare. Residents who drive will find everyday errands straightforward; those relying on foot for grocery runs may find the options limited within immediate walking range.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Dunman High School | secondary | Within 1 km |
| Dunman High School (JC) | jc | Within 1 km |
| Bedok South Secondary School | secondary | Within 1 km |
| Opera Estate Primary School | primary | Within 1 km |
| Yu Neng Primary School | primary | ~1.2 km |
| Victoria School | secondary | ~1.4 km |
| Victoria Junior College | jc | ~1.4 km |
| Bedok Green Primary School | primary | ~1.6 km |
Facilities
Uber 388’s facilities reflect its boutique scale honestly. With 95 units and a compact site, buyers should not expect the resort-style amenity clusters found at the larger developments along the TEL corridor. What the development offers is a curated set of essentials: a swimming pool, a gymnasium, a BBQ area, and landscaped gardens — the standard package for a development of this size tier. The pool is a practical lap-friendly design rather than a lagoon-style leisure pool, and the gym is equipped for basic cardio and resistance training rather than a full fitness-centre experience.
“Facilities are basic but sufficient for a small development. The pool is clean, the gym is functional. You don’t buy Uber 388 for the clubhouse — you buy it because Bayshore MRT is literally outside your gate and you hold a freehold title. The value proposition is crystal clear.”
— Owner-occupier review via 99.co
The maintenance of common areas has been consistently well-regarded by residents, which is often a hallmark of smaller developments where individual owners feel more ownership stake in the estate’s upkeep. The boutique scale also means facilities are rarely crowded — the pool and gym are available without queuing, and the BBQ area can typically be booked with reasonable notice. Security is managed at a single entry point, creating a more intimate and controlled environment than the multi-entrance arrangements common in larger condominiums.
Unit Sizes & Layout
Uber 388’s 95 units span a practical range of layouts targeting both singles and families. The mix includes 1-bedroom and 1-bedroom-plus-study configurations (approximately 441–560 sqft), 2-bedroom units (approximately 700–850 sqft), and 3-bedroom layouts (approximately 990–1,200 sqft), with a small number of larger 4-bedroom units. This spread reflects a developer strategy of capturing both the investor rental market and the family owner-occupier segment in a single boutique project — an ambitious mix for 95 units, but one that has resulted in a reasonably diverse owner community.
Unit finishes reflect the mid-range positioning of the development at launch in 2015 — branded appliances, marble-effect flooring in living areas, and a standard kitchen and bathroom specification. The 2015 vintage means finishes are not cutting-edge by 2026 standards but have aged reasonably well. Most resale units reviewed by buyers show minimal renovation work required for owner-occupancy, though investors renting to professionals and expatriates may want to refresh kitchens and bathrooms to command premium rental rates. Ceiling heights are standard for the era at approximately 2.8 metres in living areas.
“The layout is efficient — not a wasted corner. Our 2-bedroom feels larger than the floor area suggests because of smart design. North-facing units get good natural light without the afternoon heat. The freehold title and Bayshore MRT distance made this an easy decision versus anything leasehold nearby at similar prices.”
— Owner-occupier, 2-bedroom, via EdgeProp
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $1,901 | $1,023,000 |
| 2 BR | 6 | $1,712 | $1,504,316 |
| 3 BR | 6 | $1,508 | $1,722,500 |
| 4 BR | 4 | $1,512 | $2,307,500 |
Pricing & Market Position
Based on 18 recorded transactions, sale prices range from $938,000 to $2,810,000, averaging $1,702,050 (~$1,784 psf).
Rents range from $1,950 to $6,900 per month across 149 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 36.2% (from $1,359 to $1,851 psf).
Neighbourhood Comparison
The most directly relevant competitor is Sceneca Residence ($2,084 psf, 99-year, 268 units) — a new launch at Tanah Merah Kechil Link, approximately 1.2 km from Uber 388. Sceneca commands a 15% PSF premium on a 99-year lease versus Uber 388’s freehold title at $1,808 psf. The freehold-versus-leasehold calculus over a 20–30 year horizon decisively favours Uber 388 for buyers with long holding intentions, even accounting for Sceneca’s newer facilities. Sceneca does offer superior on-site amenities and a brand-new development feel; Uber 388 counters with permanent tenure and near-identical TEL access (Tanah Merah MRT is East-West Line, not TEL, so Uber 388 actually wins on line connectivity for CBD-via-TEL commuters).
The Bayshore ($1,229 psf, 99-year, 1,038 units) at Bayshore Road represents a very different value proposition — a large mature 99-year development at a significant PSF discount to Uber 388. The Bayshore’s scale brings superior facilities (multiple pools, tennis courts, extensive landscaping), but buyers accept a lease that has consumed approximately 30 years and will face increasing financing constraints as it approaches the 60-year threshold. At $1,229 psf versus Uber 388’s $1,808 psf, the gap is substantial — but freehold buyers with a 15-year-plus horizon will find the $579 psf premium for permanent title increasingly justified as lease decay accelerates at The Bayshore.
The Glades ($1,610 psf, 99-year, 726 units, TOP 2016) at Tanah Merah Kechil Road offers the closest vintage comparison — also completed mid-2010s, similarly priced at an intermediate level, but on a 99-year lease. At a $198 psf discount to Uber 388, the question is whether freehold tenure is worth the premium in D16. Given Singapore’s consistent track record of freehold outperforming leasehold in secondary market transactions, most long-term buyers would say yes. ECO ($1,443 psf, 99-year, 714 units) rounds out the comparison set — a larger leasehold development at a meaningful PSF discount, with the trade-off of lease-year attrition. In every competitive comparison, Uber 388’s freehold title at $1,808 psf with Bayshore TEL doorstep access presents the most durable value argument in the D16 cohort.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| UBER 388 | Freehold | 2015 | 95 | $1,784 |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| VELA BAY | 99 years leasehold | — | — | $2,869 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,232 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,613 |
ShiokNest Scores
Our proprietary scoring system evaluates UBER 388 across multiple dimensions.
What Residents Say
“Bought here specifically for Bayshore MRT and the freehold title. The station opened in late 2023 and it has genuinely changed how I live — I take the TEL to Marina Bay for work every morning, 15 minutes door-to-door. Before the TEL opened I was driving and spending 45 minutes each way. The neighbourhood is quiet and leafy; Upper East Coast Road feels like a landed enclave even though we’re in a condo. Development is well-maintained, pool is clean, no issues with management.”
— Owner-occupier, 2-bedroom, since 2022 (99.co)
“We chose Uber 388 for Dunman High — our eldest just enrolled and the school is literally a 5-minute walk. The freehold status was the other deciding factor. We compared with leasehold options at similar prices along the East Coast and the tenure difference felt too significant to overlook. Facilities are basic but honest for the size. The MRT is extraordinary — I walked out our door and was through the station gates in under 3 minutes.”
— Owner-occupier, 3-bedroom, via PropertyGuru
Resident feedback across platforms converges on two consistent themes: strong satisfaction with the TEL proximity and the freehold title, and clear-eyed acceptance of the modest amenity suite. Unlike some boutique developments where small unit counts create management disagreements, Uber 388 appears to have a relatively cohesive owner community — likely a function of the homogeneous buyer profile (families and professionals who bought on the MRT-and-freehold thesis rather than lifestyle aspiration). Rental tenants also skew professional, with the TEL making the development accessible for CBD-based workers who prefer the East Coast lifestyle over the crowded CCR districts.
“Renting a 1-bedder here as a single professional. Bayshore MRT is literally downstairs — I timed it at 90 seconds from my door to the station. TEL to Shenton Way is smooth. The neighbourhood is peaceful, very different vibe from Marine Parade or Tanjong Katong. Only gripe is the closest supermarket requires a short bus ride or drive; wish there was more retail walkable from the condo.”
— Tenant, 1-bedroom, via Stacked Homes
Strengths & Weaknesses
- Bayshore MRT (TEL) 160 m away — 2-minute walk, the closest TEL station proximity in D16
- Freehold tenure — no lease decay, permanent land value in an OCR address
- Dunman High School 0.54 km — one of Singapore's top autonomous schools at doorstep distance
- PSF appreciation reflecting TEL premium: $1,645 to $1,851 over 5 years (+12.5%)
- Boutique scale (95 units) — pool and gym rarely crowded, strong community cohesion
- Quiet, leafy Upper East Coast Road address — landed enclave character without landed prices
- Opera Estate Primary 0.93 km — within 1 km priority enrolment radius
- Freehold price competitive vs leasehold peers (Sceneca $2,084 psf vs Uber 388 $1,808 psf)
- East Coast Park accessible by cycling or short drive — major recreational asset
- Victoria School 1.43 km — premier independent secondary school in close range
- Profitability score 71/100 — solid long-term capital growth fundamentals
- Walkability 60/100 — nearest supermarket requires a short bus ride or drive; limited retail on foot
- Modest facilities for a 2015 build — pool and gym only, no tennis, clubhouse, or function rooms
- Gross yield 2.63% — moderate for investors; pure yield plays should look at higher-rental-demand areas
- En-bloc score 34/100 — small site limits redevelopment economics; collective sale unlikely
- Only 18 resale transactions recorded — thin secondary market data; price discovery can be lumpy
- Investment score 55/100 — TEL uplift captured; future appreciation upside more moderate than pre-TEL era
- No nearby hawker centre within comfortable walking distance
- Compact site means limited landscape buffer from Upper East Coast Road traffic noise on lower floors
Verdict
Uber 388 occupies a specific and defensible niche in the Singapore residential market: boutique freehold, doorstep TEL connectivity, respectable school catchment (Dunman High 0.54 km), and a price point meaningfully below the new-launch competition. At $1,808 psf freehold with Bayshore MRT 160 metres away, it compares favourably against 99-year leasehold developments along the same TEL corridor that trade at $1,443 to $2,084 psf depending on vintage and scale. The freehold-versus-leasehold equation at comparable PSF levels strongly favours Uber 388 for buyers with a 10-year-plus horizon.
The honest limitations are three-fold. First, the facilities are genuinely modest — a pool-and-gym boutique package is appropriate for the scale, but buyers seeking resort amenities must look elsewhere. Second, the gross yield of 2.63% is not compelling for pure investors, though the 147 rental transactions indicate solid rental demand from TEL commuters and Dunman High school families. Third, the en-bloc score of 34/100 signals that collective sale is unlikely — partly because the site is small (limiting redevelopment economics) and partly because freehold owners typically resist en-bloc premium offers that cannot replicate their tenure. Own-stay buyers should not factor en-bloc into their purchase rationale.
For the right buyer profile — freehold seeker, TEL-dependent commuter, or parent targeting Dunman High or Opera Estate Primary — Uber 388 delivers genuinely rare value on the East Coast. The Bayshore MRT effect will continue to compound: as the TEL further embeds itself into commuter behaviour and D16 property values, the premium for 160-metre MRT proximity on a freehold title should only widen versus leasehold and car-dependent alternatives. The profitability score of 71/100 reflects this — the fundamentals support long-term capital growth even if short-term yield is moderate.