Breeze By The East
UPPER EAST COAST ROAD · D16
Median PSF · 12m
S$2,002
Median price · 12m
S$2.50M
Latest sale
S$2.50M
Sep 2026
1-year change
+22.3%
Sales · 12m
1
19 all time
Gross yield
4.07%
12 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
- +55.7%
- Annualised
- +14.6%
- Transactions
- 19
- 1 year
- +22.3%
- 3 years p.a.
- +8.3%
- 5 years p.a.
- +10.0%
- Median size
- 1,765 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 private homes in this district.
| Measure | Breeze By The East | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$2,002 | S$1,516 | +32.0% |
| Median price | S$2.50M | S$1.61M | +55.4% |
| Gross rental yield | 4.07% | 4.14% | -0.1 pts |
| 1-year price change | +22.3% | -1.4% | +23.7 pts |
This development trades about 32% above the D16 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$6,350
Contracts · 12m
12
Implied annual rent
S$76K
Gross yield
4.07%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 6 | S$5,725 |
| 4 bedroom | 5 | S$8,000 |
| 2 bedroom | 1 | S$4,400 |
Investment analysis
Investment score 60 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
60/100
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.
- Price momentumweight 18%87
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%81
Gross yield against every other development in its segment.
- Locationweight 15%77
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bayshore MRT at 250 m.
- Supply riskweight 10%59
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%57
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%11
How its median price per square foot compares with its own district.
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
- Bayshore MRT250 m
- Bedok South MRT940 m
- Siglap MRT1.3 km
- Tanah Merah MRT1.4 km
Schools within 2 km
- Temasek Primary Schoolprimary610 m
- Temasek Secondary Schoolsecondary (s1-s5)760 m
- Bedok Green Primary Schoolprimary1.0 km
- Bedok View Secondary Schoolsecondary (s1-s5)1.1 km
- Victoria Schoolsecondary (s1-s4)1.6 km
- Bedok South Secondary Schoolsecondary (s1-s5)1.6 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.5 km
- BAGNALL HAUSRL Bagnall Pte Ltd113 units1.7 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 |
|---|---|---|---|---|---|---|
| Sep 2026 | Condominium | S$2,500,000 | 1,249 sqft | S$2,002 | 01-05 | — |
| Sep 2025 | Condominium | S$3,360,000 | 1,776 sqft | S$1,892 | 01-05 | — |
| Jul 2025 | Condominium | S$2,100,000 | 1,249 sqft | S$1,682 | 01-05 | — |
| Apr 2025 | Condominium | S$4,400,000 | 2,885 sqft | S$1,525 | 01-05 | — |
| Apr 2025 | Condominium | S$4,008,888 | 2,519 sqft | S$1,592 | 01-05 | — |
| Nov 2024 | Condominium | S$2,838,888 | 1,572 sqft | S$1,806 | 01-05 | — |
| Sep 2024 | Condominium | S$1,880,000 | 1,249 sqft | S$1,506 | 01-05 | — |
| May 2024 | Condominium | S$3,200,000 | 2,045 sqft | S$1,565 | 01-05 | — |
| Mar 2024 | Condominium | S$2,630,000 | 1,572 sqft | S$1,674 | 01-05 | — |
| Dec 2022 | Condominium | S$2,800,000 | 1,776 sqft | S$1,577 | 01-05 | — |
| Aug 2022 | Condominium | S$1,900,000 | 1,249 sqft | S$1,522 | 01-05 | — |
| Jun 2022 | Condominium | S$1,900,000 | 1,249 sqft | S$1,522 | 01-05 | — |
| May 2022 | Condominium | S$2,525,000 | 1,755 sqft | S$1,439 | 01-05 | — |
| Feb 2022 | Condominium | S$3,500,000 | 2,949 sqft | S$1,187 | 01-05 | — |
| Jan 2022 | Condominium | S$2,900,000 | 2,077 sqft | S$1,396 | 01-05 | — |
| Dec 2021 | Condominium | S$2,880,000 | 2,077 sqft | S$1,386 | 01-05 | — |
| Oct 2021 | Condominium | S$3,450,000 | 2,885 sqft | S$1,196 | 01-05 | — |
| Oct 2021 | Condominium | S$2,950,000 | 2,368 sqft | S$1,246 | 01-05 | — |
| Sep 2021 | Condominium | S$2,630,000 | 2,045 sqft | S$1,286 | 01-05 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Rich East Garden
S$1,498
—1 sales2.2% yield
The Daffodil
S$1,528
-2.8%3 sales4.1% yield
The Summit
S$2,026
+13.5%5 sales4.3% yield
Sea Pavilion Residences
S$2,175
—1 sales3.8% yield
Uber 388
S$1,844
-2.1%4 sales3.6% yield
Venezio
S$1,699
—1 sales2.5% yield
Suites @ Eastcoast
S$1,150
-38.8%3 sales4.0% yield
Bagnall Haus
S$2,621
—11 sales
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.