If you have been comparing eastern launches this year, you will have noticed that District 16 is carrying most of the new supply. Three projects are selling, two have sold out, and two more are on the way.
The last of those is Bedok Rise Residences, a 99-year leasehold new launch in District 16, next to Tanah Merah MRT station on the East-West Line.
What follows lines them all up on tenure, size, rail, and the median price buyers paid, so you can see where a plot fronting an East-West Line station sits among them.
The set, on one table
When we compare eastern launches for a buyer, we read the median price paid and keep the caveat count beside it, because a median on 3 caveats tells you less than a median on 411. Here are the four District 16 launches with buyer transactions behind them.
| Project | Tenure | Units | Location and rail | Median psf paid | Caveats |
|---|---|---|---|---|---|
| Vela Bay | 99-year from 2025 | 515 | Bayshore Road, in the Bayshore estate | $2,861 | 385 |
| Pinery Residences | 99-year from 2025 | 588 | District 16 | $2,537 | 411 |
| Bagnall Haus | Freehold | 113 | Upper East Coast | $2,494 | 91 |
| Sceneca Residence | 99-year from 2021 | 268 | Beside Tanah Merah MRT, 110 m from the gantry | $1,778 on 3 late caveats, about $2,080 at launch | 3 |
URA caveats read on 15 September 2026. These are prices buyers actually paid, not asking prices.
Vela Bay, Pinery, and Sceneca are medians over the 12 months to August 2026. Bagnall Haus is measured over its whole launch run, January 2025 to April 2026, because only 6 of its caveats fall inside the recent window.
Caveats are filed after a sale and can take a few weeks to show up, so the latest months may still fill in.
Two more projects belong in the set, both ahead of their launch. Bayshore Drive is a commercial-and-residential Government Land Sales site, or GLS site, integrated with Bedok South MRT (TE30), a bus interchange, and retail, with up to 1,280 homes.
Its tender launched on 30 March 2026 and drew a top bid of S$2.128 billion. Bedok Rise Residences is the other, with around 380 homes on the last residential plot beside Tanah Merah MRT, and a preview expected in early 2027.
Sky Eden @ Bedok has sold out too. It had 158 units.
That leaves Vela Bay, Pinery Residences, and Bagnall Haus as the three with units still selling.
Three selling now
Vela Bay is the dearest of them. Its median is $2,861 per square foot, or psf, on 385 caveats.
Buyers there paid between $2,532 and $3,302, and the developer had sold 371 of 515 units by May 2026. Vela Bay also occupies the first private plot in Bayshore, the roughly 60-hectare stretch beside East Coast Park being master-planned for around 10,000 new homes, built out towards the mid-2030s.
Pinery Residences is the largest. At 588 units, it is this set’s volume benchmark.
Its median is $2,537 psf on 411 caveats. The range paid was $2,340 to $2,728, and 548 of 588 units had sold by May 2026.
Bagnall Haus is the freehold one. The 113-unit project on Upper East Coast had sold 104 by May 2026, with a median of $2,494 psf across 91 caveats.
That is the whole launch run.
That median sits slightly under leasehold Pinery and well under leasehold Vela Bay, which matches the wider District 16 picture: across condominium resales over the 24 months to August 2026, the two tenures sit within two per cent of each other. In this district, station distance and age move the price per square foot more than tenure does.
Two sold out, one of them beside the same station
Sceneca Residence is the closest comparison, sitting beside the same MRT station on the same 99-year lease. It sold at around $2,080 psf at launch in January 2023.
All 268 units sold. The 3 late caveats since carry a median of $1,778 psf.
With Sceneca Residence and Sky Eden @ Bedok both closed to new buyers, the comparison for a 2027 buyer comes down to the three selling now and the two still to come. Of the two still to come, only one fronts an East-West Line station.
The plot that fronts EW4
Bedok Rise Residences sits on the Bedok Rise Government Land Sales parcel in District 16, next to Tanah Merah MRT station. URA describes it as the last residential plot beside the station, partly why the tender drew 10 bids and became the most contested GLS residential tender of 2025.
The 99-year leasehold parcel spans about 218,507 sq ft with a maximum gross floor area of 32,470 sqm. URA estimates a yield of around 380 homes.
Only Sceneca Residence and Bagnall Haus are smaller. The zoning is fully residential, with no commercial component, so daily amenities sit next door instead.
Sceneca Square, the retail podium beside Tanah Merah MRT, is 338 m from the centre of the parcel. Bedok Mall is one stop west.
Measured from the working centre of the parcel, the station is 241 m away in a straight line, and neighbouring developments around the same station sit between roughly 110 m and 310 m from the gantry.
When we walk a buyer through the rail here, we separate today’s lines from the ones with dates attached, because the dated ones are what a 2027 buyer will live with. Today the East-West Line from Tanah Merah runs west to Bedok, Paya Lebar, City Hall, and Raffles Place with no change of train, and the airport branch runs east to Expo and Changi Airport.
The dated part comes next. The final stretch of the Thomson-East Coast Line, or TEL, opens in the second half of 2026, adding Bedok South (TE30) and Sungei Bedok (TE31) nearby, and Tanah Merah itself is planned to become an East-West Line and TEL interchange by the mid-2030s.
The Bayshore and Tanah Merah transformation page sets out the whole plan.
Resale around the same station
Here are the completed projects a buyer would also be weighing, over the same 12 months to August 2026. The newer developments sit at the top of the range.
Grandeur Park Residences is the highest at $2,019 psf on 33 caveats. It completed in 2019, which makes it the nearest thing to a modern benchmark around this station, and it sits 306 m from the gantry.
The Glades is at $1,731 psf. Urban Vista, from 2012, is at $1,635 psf on 31 caveats.
Casa Merah is at $1,534 psf on 22 caveats, 174 m from the gantry. The oldest blocks here, built between 1990 and 2000, sit between $1,166 and $1,401 psf.
When we put the resale condominiums beside the launches, we line them up on the same 12-month median, because the distance between $2,019 psf at Grandeur Park Residences and $2,861 psf at Vela Bay is the spread a new-launch buyer in this district is choosing across.
Where 380 homes fronting EW4 sit in that set
Sceneca Residence, beside the same station, achieved about $2,080 psf at its January 2023 launch. A 2027 launch on the last plot by the station would be expected to sit above that, and below the top of the Bayshore range.
On that reading, roughly $2,300 to $2,700 psf is where the comparables point. It is an inference drawn from neighbouring projects, not a developer figure, and the actual launch price could fall outside it.
The full working, comparable by comparable, is on the price list page.
Keep the caveat counts in view. Three caveats and 411 are not the same evidence.
Among the projects still to come, Bedok Rise Residences is the one fronting an East-West Line station, beside a station planned to become a two-line interchange. That buys an established District 16 address today, with new rail links and a growing residential catchment arriving through the decade.
Registration of interest is open on the Bedok Rise Residences Showflat, and the showflat location and appointment slots are shared with registered buyers when the developer announces them. The preview is expected in early 2027.
