Blk 60 New Upp Changi Rd
NEW UPP CHANGI RD · BEDOK · Singapore 461060 · D16
Median PSF · 12m
S$559
Median price · 12m
S$710K
Latest sale
S$710K
Jul 2026
1-year change
+1.4%
Sales · 12m
1
113 all time
Gross yield
5.62%
1 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +10.9%
- Annualised
- +5.3%
- Transactions
- 8
- 1 year
- +1.4%
- 3 years p.a.
- +2.8%
- 5 years p.a.
- +8.1%
- Median size
- 1,270 sqft
Against the neighbourhood
How it compares within D16
Bedok, Upper East Coast, Eastwood, Kew Drive. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 60 New Upp Changi Rd | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$559 | S$571 | -2.0% |
| Median price | S$710K | S$538K | +32.0% |
| Gross rental yield | 5.62% | 7.10% | -1.5 pts |
| 1-year price change | +1.4% | -1.6% | +3.0 pts |
This development trades broadly in line with the D16 median.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,500
Contracts · 12m
1
Implied annual rent
S$42K
Gross yield
5.62%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 1 | S$3,500 |
Investment analysis
Investment score 35 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
35/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Supply riskweight 10%62
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%47
How its median price per square foot compares with its own district.
- Price momentumweight 18%31
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%28
Gross yield against every other development in its segment.
- Locationweight 15%24
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tanah Merah MRT at 710 m.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Tanah Merah MRT710 m
- Tanah Merah Interchange MRT820 m
- Bayshore MRT1.1 km
- Bedok South MRT1.1 km
Schools within 2 km
- Bedok View Secondary Schoolsecondary (s1-s5)340 m
- Bedok Green Primary Schoolprimary390 m
- Temasek Primary Schoolprimary720 m
- Anglican High Schoolsecondary (s1-s4)900 m
- Temasek Secondary Schoolsecondary (s1-s5)1.0 km
- Bedok South Secondary Schoolsecondary (s1-s5)1.1 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units770 m
- BAGNALL HAUSRL Bagnall Pte Ltd113 units1.5 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 5 ROOM | S$710,000 | 1,270 sqft | S$559 | 13 TO 15 | 50 yr 1 mo |
| Mar 2025 | 5 ROOM | S$700,000 | 1,270 sqft | S$551 | 04 TO 06 | 51 yr 5 mo |
| Sep 2024 | 5 ROOM | S$738,888 | 1,238 sqft | S$597 | 13 TO 15 | 51 yr 11 mo |
| Feb 2024 | 5 ROOM | S$688,000 | 1,270 sqft | S$542 | 10 TO 12 | 52 yr 6 mo |
| Dec 2023 | 5 ROOM | S$750,000 | 1,270 sqft | S$590 | 22 TO 24 | 52 yr 9 mo |
| Sep 2023 | 5 ROOM | S$630,000 | 1,238 sqft | S$509 | 07 TO 09 | 52 yr 10 mo |
| Dec 2022 | 5 ROOM | S$670,000 | 1,292 sqft | S$519 | 16 TO 18 | 53 yr 8 mo |
| Mar 2022 | 5 ROOM | S$640,000 | 1,270 sqft | S$504 | 04 TO 06 | 54 yr 4 mo |
| Jan 2021 | 5 ROOM | S$480,000 | 1,270 sqft | S$378 | 01 TO 03 | 55 yr 6 mo |
| Sep 2020 | 5 ROOM | S$550,000 | 1,270 sqft | S$433 | 07 TO 09 | 55 yr 10 mo |
| Feb 2020 | 5 ROOM | S$470,000 | 1,270 sqft | S$370 | 01 TO 03 | 56 yr 6 mo |
| Jan 2020 | 5 ROOM | S$615,000 | 1,292 sqft | S$476 | 22 TO 24 | 56 yr 6 mo |
| Dec 2019 | 5 ROOM | S$595,000 | 1,270 sqft | S$468 | 25 TO 27 | 56 yr 8 mo |
| Feb 2017 | 5 ROOM | S$635,000 | 1,292 sqft | S$492 | 04 TO 06 | 59 yr 5 mo |
| May 2016 | 5 ROOM | S$720,000 | 1,270 sqft | S$567 | 19 TO 21 | 60 yrs |
| Jun 2013 | 5 ROOM | S$766,000 | 1,270 sqft | S$603 | 22 TO 24 | 62 yr 7 mo |
| Jan 2011 | 5 ROOM | S$608,000 | 1,292 sqft | S$471 | 22 TO 24 | 65 yrs |
| Jan 2011 | 5 ROOM | S$598,000 | 1,292 sqft | S$463 | 10 TO 12 | 65 yrs |
| Dec 2010 | 5 ROOM | S$588,000 | 1,292 sqft | S$455 | 07 TO 09 | 65 yr 1 mo |
| Oct 2010 | 5 ROOM | S$550,500 | 1,292 sqft | S$426 | 07 TO 09 | 65 yr 3 mo |
| Jun 2010 | 5 ROOM | S$520,000 | 1,270 sqft | S$409 | 04 TO 06 | 65 yr 7 mo |
| May 2010 | 5 ROOM | S$555,000 | 1,270 sqft | S$437 | 10 TO 12 | 65 yr 8 mo |
| Feb 2010 | 5 ROOM | S$460,000 | 1,292 sqft | S$356 | 01 TO 03 | 65 yr 11 mo |
| Aug 2009 | 5 ROOM | S$515,000 | 1,270 sqft | S$405 | 13 TO 15 | 66 yr 5 mo |
| Jul 2009 | 5 ROOM | S$521,000 | 1,270 sqft | S$410 | 19 TO 21 | 66 yr 6 mo |
| Mar 2008 | 5 ROOM | S$490,000 | 1,238 sqft | S$396 | 07 TO 09 | 67 yr 10 mo |
| Jan 2008 | 5 ROOM | S$510,000 | 1,270 sqft | S$402 | 19 TO 21 | 68 yrs |
| Nov 2007 | 5 ROOM | S$490,000 | 1,270 sqft | S$386 | 19 TO 21 | 68 yr 2 mo |
| Oct 2007 | 5 ROOM | S$450,000 | 1,292 sqft | S$348 | 07 TO 09 | 68 yr 3 mo |
| Apr 2007 | 5 ROOM | S$388,000 | 1,270 sqft | S$305 | 16 TO 18 | 68 yr 9 mo |
| Nov 2006 | 5 ROOM | S$408,000 | 1,270 sqft | S$321 | 22 TO 24 | 69 yr 2 mo |
| Jun 2006 | 5 ROOM | S$325,000 | 1,292 sqft | S$252 | 04 TO 06 | 69 yr 7 mo |
| Oct 2005 | 5 ROOM | S$370,000 | 1,292 sqft | S$286 | 10 TO 12 | 70 yr 3 mo |
| May 2004 | 5 ROOM | S$325,000 | 1,270 sqft | S$256 | 04 TO 06 | 71 yr 8 mo |
| Apr 2004 | 5 ROOM | S$381,500 | 1,270 sqft | S$300 | 13 TO 15 | 71 yr 9 mo |
| Mar 2004 | 5 ROOM | S$310,000 | 1,292 sqft | S$240 | 19 TO 21 | 71 yr 10 mo |
| Dec 2003 | 5 ROOM | S$370,000 | 1,292 sqft | S$286 | 13 TO 15 | 72 yr 1 mo |
| Oct 2003 | 5 ROOM | S$340,000 | 1,238 sqft | S$275 | 07 TO 09 | 72 yr 3 mo |
| Aug 2003 | 5 ROOM | S$365,000 | 1,292 sqft | S$283 | 22 TO 24 | 72 yr 5 mo |
| Jan 2003 | 5 ROOM | S$337,000 | 1,292 sqft | S$261 | 01 TO 03 | 73 yrs |
Showing the 40 most recent of 113 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 61 New Upp Changi Rd
S$590
-2.6%1 sales5.8% yield
Blk 43 Bedok Sth Rd
S$512
+0.5%2 sales8.6% yield
Blk 51 New Upp Changi Rd
S$511
-9.5%5 sales7.4% yield
Blk 44 Bedok Sth Rd
S$523
-0.4%5 sales8.4% yield
Blk 62 New Upp Changi Rd
S$576
—1 sales5.5% yield
Blk 35 Bedok Sth Ave 2
S$526
+8.5%1 sales7.3% yield
Blk 41 Bedok Sth Rd
S$552
+6.2%4 sales7.9% yield
Blk 37 Bedok Sth Ave 2
S$523
-0.9%2 sales7.4% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.