The Daffodil
UPPER EAST COAST ROAD · D16
Median PSF · 12m
S$1,533
Median price · 12m
S$1.33M
Latest sale
S$1.50M
Feb 2026
1-year change
-2.5%
Sales · 12m
4
14 all time
Gross yield
3.62%
17 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
- +20.3%
- Annualised
- +6.4%
- Transactions
- 14
- 1 year
- -2.5%
- 3 years p.a.
- +3.6%
- 5 years p.a.
- +3.8%
- Median size
- 743 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 | The Daffodil | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$1,533 | S$2,472 | -38.0% |
| Median price | S$1.33M | S$2.03M | -34.7% |
| Gross rental yield | 3.62% | 2.81% | +0.8 pts |
| 1-year price change | -2.5% | +55.8% | -58.3 pts |
This development trades about 38% below the D16 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,200
Contracts · 12m
17
Implied annual rent
S$38K
Gross yield
3.62%
| Unit type | Contracts | Median rent |
|---|---|---|
| 1 bedroom | 15 | S$3,200 |
| 2 bedroom | 2 | S$3,750 |
Investment analysis
Investment score 73 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
73/100
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.
- Valuationweight 22%90
How its median price per square foot compares with its own district.
- Liquidityweight 15%82
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%77
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bayshore MRT at 250 m.
- Rental yieldweight 20%67
Gross yield against every other development in its segment.
- Supply riskweight 10%62
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%57
Three-year annualised change in median PSF, or one year where three is unavailable.
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 |
|---|---|---|---|---|---|---|
| Feb 2026 | Apartment | S$1,500,000 | 990 sqft | S$1,515 | 01-05 | — |
| Feb 2026 | Apartment | S$1,151,888 | 743 sqft | S$1,551 | 01-05 | — |
| Jan 2026 | Apartment | S$1,530,000 | 1,001 sqft | S$1,528 | 01-05 | — |
| Oct 2025 | Apartment | S$1,125,000 | 732 sqft | S$1,537 | 01-05 | — |
| Jul 2025 | Apartment | S$1,160,000 | 732 sqft | S$1,585 | 01-05 | — |
| Jun 2025 | Apartment | S$1,085,000 | 689 sqft | S$1,575 | 01-05 | — |
| Mar 2025 | Apartment | S$1,165,000 | 743 sqft | S$1,569 | 01-05 | — |
| Nov 2024 | Apartment | S$1,550,000 | 1,001 sqft | S$1,548 | 01-05 | — |
| Jul 2024 | Apartment | S$1,550,000 | 1,001 sqft | S$1,548 | 01-05 | — |
| Nov 2023 | Apartment | S$1,050,000 | 743 sqft | S$1,414 | 01-05 | — |
| Dec 2022 | Apartment | S$950,000 | 689 sqft | S$1,379 | 01-05 | — |
| Mar 2022 | Apartment | S$945,000 | 732 sqft | S$1,291 | 01-05 | — |
| Dec 2021 | Apartment | S$1,000,000 | 969 sqft | S$1,032 | B1-B5 | — |
| Sep 2021 | Apartment | S$875,000 | 689 sqft | S$1,270 | 01-05 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Idyllic East
S$1,320
—1 sales1.9% yield
Rich East Garden
S$1,498
—1 sales2.2% yield
The Summit
S$1,981
+10.9%3 sales4.3% yield
Sea Pavilion Residences
S$2,175
—1 sales3.8% yield
Uber 388
S$1,862
-1.0%5 sales3.7% yield
Suites @ Eastcoast
S$1,150
-38.5%3 sales4.1% yield
Bagnall Haus
S$2,621
+5.1%7 sales
The Baycourt
S$1,568
+5.0%3 sales2.2% 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.