The Glades
BEDOK RISE · D16
Median PSF · 12m
S$1,731
Median price · 12m
S$1.22M
Latest sale
S$1.83M
Sep 2026
1-year change
-1.9%
Sales · 12m
34
219 all time
Gross yield
3.67%
180 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
- +19.7%
- Annualised
- +3.5%
- Transactions
- 219
- 1 year
- -1.9%
- 3 years p.a.
- +2.8%
- 5 years p.a.
- +2.6%
- Median size
- 689 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 Glades | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$1,731 | S$2,472 | -30.0% |
| Median price | S$1.22M | S$2.03M | -40.0% |
| Gross rental yield | 3.67% | 2.81% | +0.9 pts |
| 1-year price change | -1.9% | +55.8% | -57.8 pts |
This development trades about 30% below the D16 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,490
Contracts · 12m
180
Implied annual rent
S$42K
Gross yield
3.67%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 90 | S$3,600 |
| 1 bedroom | 66 | S$3,000 |
| 3 bedroom | 21 | S$4,500 |
| 4 bedroom | 3 | S$5,800 |
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.
- Liquidityweight 15%98
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%80
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tanah Merah Interchange MRT at 200 m.
- Valuationweight 22%79
How its median price per square foot compares with its own district.
- Rental yieldweight 20%69
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%49
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
- Tanah Merah Interchange MRT200 m
- Tanah Merah MRT300 m
- Bedok South MRT1.1 km
- Sungei Bedok MRT1.2 km
Schools within 2 km
- Bedok South Secondary Schoolsecondary (s1-s5)320 m
- Bedok View Secondary Schoolsecondary (s1-s5)560 m
- Anglican High Schoolsecondary (s1-s4)940 m
- Temasek Primary Schoolprimary1.0 km
- Temasek Secondary Schoolsecondary (s1-s5)1.2 km
- St. Anthony'S Canossian Secondary Schoolsecondary (s1-s5)1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units360 m
- BAGNALL HAUSRL Bagnall Pte Ltd113 units1.0 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$1,828,000 | 1,012 sqft | S$1,807 | 06-10 | 85 yr 4 mo |
| Aug 2026 | Condominium | S$1,830,000 | 990 sqft | S$1,848 | 01-05 | 85 yr 5 mo |
| Aug 2026 | Condominium | S$820,000 | 474 sqft | S$1,731 | 11-15 | 85 yr 5 mo |
| Aug 2026 | Condominium | S$795,000 | 452 sqft | S$1,759 | 11-15 | 85 yr 5 mo |
| Jul 2026 | Condominium | S$1,550,000 | 840 sqft | S$1,846 | 11-15 | 85 yr 6 mo |
| Jul 2026 | Condominium | S$1,345,000 | 721 sqft | S$1,865 | 06-10 | 85 yr 6 mo |
| Jun 2026 | Condominium | S$1,285,000 | 721 sqft | S$1,782 | 11-15 | 85 yr 7 mo |
| Jun 2026 | Condominium | S$980,000 | 764 sqft | S$1,282 | 01-05 | 85 yr 7 mo |
| May 2026 | Condominium | S$1,695,000 | 990 sqft | S$1,712 | 01-05 | 85 yr 8 mo |
| Apr 2026 | Condominium | S$1,720,000 | 1,001 sqft | S$1,718 | 01-05 | 85 yr 9 mo |
| Apr 2026 | Condominium | S$1,200,000 | 689 sqft | S$1,742 | 06-10 | 85 yr 9 mo |
| Apr 2026 | Condominium | S$1,190,000 | 689 sqft | S$1,727 | 06-10 | 85 yr 9 mo |
| Mar 2026 | Condominium | S$1,460,000 | 840 sqft | S$1,739 | 01-05 | 85 yr 10 mo |
| Mar 2026 | Condominium | S$1,250,000 | 786 sqft | S$1,591 | 01-05 | 85 yr 10 mo |
| Mar 2026 | Condominium | S$1,220,000 | 797 sqft | S$1,532 | 01-05 | 85 yr 10 mo |
| Mar 2026 | Condominium | S$1,180,000 | 667 sqft | S$1,768 | 01-05 | 85 yr 10 mo |
| Mar 2026 | Condominium | S$820,000 | 474 sqft | S$1,731 | 06-10 | 85 yr 10 mo |
| Feb 2026 | Condominium | S$1,268,000 | 678 sqft | S$1,870 | 01-05 | 85 yr 11 mo |
| Feb 2026 | Condominium | S$1,215,000 | 689 sqft | S$1,764 | 01-05 | 85 yr 11 mo |
| Feb 2026 | Condominium | S$1,080,000 | 624 sqft | S$1,730 | 11-15 | 85 yr 11 mo |
| Jan 2026 | Condominium | S$1,350,000 | 721 sqft | S$1,872 | 11-15 | 86 yrs |
| Jan 2026 | Condominium | S$1,288,000 | 721 sqft | S$1,786 | 01-05 | 86 yrs |
| Jan 2026 | Condominium | S$1,165,000 | 689 sqft | S$1,691 | 11-15 | 86 yrs |
| Jan 2026 | Condominium | S$865,000 | 506 sqft | S$1,710 | 01-05 | 86 yrs |
| Jan 2026 | Condominium | S$820,000 | 474 sqft | S$1,731 | 01-05 | 86 yrs |
| Dec 2025 | Condominium | S$1,868,000 | 1,184 sqft | S$1,578 | 01-05 | 86 yr 1 mo |
| Dec 2025 | Condominium | S$1,220,000 | 700 sqft | S$1,744 | 06-10 | 86 yr 1 mo |
| Dec 2025 | Condominium | S$1,155,000 | 689 sqft | S$1,677 | 01-05 | 86 yr 1 mo |
| Dec 2025 | Condominium | S$835,000 | 484 sqft | S$1,724 | 01-05 | 86 yr 1 mo |
| Nov 2025 | Condominium | S$1,220,000 | 689 sqft | S$1,771 | 01-05 | 86 yr 2 mo |
| Nov 2025 | Condominium | S$800,000 | 484 sqft | S$1,652 | 06-10 | 86 yr 2 mo |
| Nov 2025 | Condominium | S$800,000 | 495 sqft | S$1,616 | 01-05 | 86 yr 2 mo |
| Oct 2025 | Condominium | S$1,250,000 | 689 sqft | S$1,815 | 06-10 | 86 yr 3 mo |
| Oct 2025 | Condominium | S$1,088,000 | 700 sqft | S$1,555 | 01-05 | 86 yr 3 mo |
| Sep 2025 | Condominium | S$1,860,000 | 1,033 sqft | S$1,800 | 06-10 | 86 yr 4 mo |
| Sep 2025 | Condominium | S$1,441,000 | 840 sqft | S$1,716 | 06-10 | 86 yr 4 mo |
| Sep 2025 | Condominium | S$1,208,800 | 721 sqft | S$1,676 | 01-05 | 86 yr 4 mo |
| Sep 2025 | Condominium | S$1,120,000 | 624 sqft | S$1,794 | 06-10 | 86 yr 4 mo |
| Aug 2025 | Condominium | S$1,900,000 | 1,195 sqft | S$1,590 | 01-05 | 86 yr 5 mo |
| Aug 2025 | Condominium | S$1,480,000 | 840 sqft | S$1,763 | 06-10 | 86 yr 5 mo |
Showing the 40 most recent of 219 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Landed Housing Development
S$1,449
—1 sales
Lucky Hill
S$2,107
-2.8%3 sales1.9% yield
Landed Housing Development
S$1,576
+14.1%1 sales1.8% yield
Bedokville
S$1,498
+3.0%5 sales1.3% yield
Limau Villas
S$1,717
+48.5%2 sales2.5% yield
Siew Lim Park
S$158
-89.0%4 sales10.8% yield
Eastern Grove
S$2,070
+14.0%1 sales1.8% yield
Limau Park
S$1,515
—1 sales2.1% 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.