District 16 · Singapore
Private residential development on Upper East Coast Road.
Eight dimensions of the evidence for this property.
30% evidence coverage · 2 of 8 applicable dimensions scored
The outer ring is 100. Gaps mean a dimension is unscored.
Strongest supported dimension: Tenure resilience (100). Lowest supported dimension: Connectivity (80).
Insufficient current, source-qualified evidence.
How it is assessed. 50 + 250 × (comparable central price − assessed price) / comparable central price, bounded 0–100. At least 5 compatible sales and a latest comparable within 12 months. Historical reference and private asking-price scenarios are labelled separately.
Insufficient current, source-qualified evidence.
How it is assessed. 100 × months with resale activity / 12 completed calendar months, minimum 5 single-unit resales in the selected property segment and full source coverage. Monthly activity consistency is a proxy, not turnover or time-to-sell; no dwelling-count denominator is available.
Insufficient current, source-qualified evidence.
How it is assessed. Requires current recorded rental contracts or published project rental medians. Reporting continuity is a proxy; unmatched rent and floor area never produce a yield.
Bedok South MRT is approximately 404 m away in a straight line.
How it is assessed. Nearest operational MRT straight-line distance: 100 at ≤400 m, 80 at ≤800 m, 60 at ≤1,200 m, 40 at ≤2,000 m, 20 at ≤3,000 m. Beyond covered evidence is unscored; distances are not walking times.
Insufficient current, source-qualified evidence.
How it is assessed. Average proximity across schools, food/markets, parks and shopping: 100 at ≤500 m, 75 at ≤1,000 m, 50 at ≤2,000 m, 25 at ≤3,000 m. All four categories require sourced coverage; school proximity does not establish admission eligibility.
Explicitly recorded freehold tenure. Tenure longevity only; no financing or resale guarantee.
How it is assessed. Lease score = 100 × remaining years / 99, bounded 0–100; an explicitly recorded freehold title scores 100. Deduct elapsed time from recorded remaining lease, or use term and commencement year. Median across selected recent records; year-only starts are approximate.
No current, geographically matched growth announcement in the reviewed coverage.
How it is assessed. Highest matched catalyst score, without stacking overlapping announcements. Under-construction interchanges: 90 for a 2028 target, 85 for 2030, 80 for 2032; long-term district plans: 60 for Jurong Lake District, 55 for Greater Southern Waterfront. Subtract 10 beyond 500 m or 20 beyond 1 km. These are editorial proximity/stage points, not predicted returns. Reviewed catalogue covers selected announcements, not every Singapore plan. Reviews expire after 90 days; zoning alone earns no catalyst points.
No reviewed collective-sale activity in this limited catalogue. This does not establish that no activity exists. Redevelopment feasibility is not established.
How it is assessed. Editorial activity rubric: interest 25, committee 40, consent 55, mandate 70, tender 80, negotiation 65; a failed, ended or withdrawn attempt within 3 years scores 20. Latest dated reviewed event supersedes earlier events; repeat attempts add no points. Active stages expire at the earlier of a stated deadline, 90 days after the event, or 90 days after review. Inactive scores also require review within 90 days. Sold projects and older or expired activity are unscored. Exact private residential project identity only. This is an activity indicator, not a probability of sale, valuation or investment return. Redevelopment feasibility is not established: strata ownership, lawful GFA, entitlement, consent, costs and commercial viability require separate verification.
Announcement sources last checked 7 Sep 2026, 02:00 SGT. Monitored sources and latest verified updates.
Know of a committee, consent exercise or tender update? Submit dated evidence as a factual correction. Submissions require review and do not automatically change the score.
An editorial research indicator, not a price forecast or government rating. Overall requires at least 70% of applicable weight, including value and resale evidence. Compare only within the same property class and coverage profile. As of 2026-09-07 · Method upside-1.1.
Apartment · strata area · Resale · 1 unit per transaction · Freehold. All charts use this comparison segment; price per sq ft uses strata area.
A 1,840 sq ft property in Idyllic East
Small sample · Based on 2 matching sales over 5 years. Individual transactions can materially change the median and range. With two sales, the median is their midpoint and the range is interpolated between them.
S$2,407,500 – S$2,422,500
Middle 50% of recorded prices
2 comparable sales over 5 years
Recent comparable sale is S$15,000 higher than the benchmark.
Recorded sale from 2025-10. Add an asking price above to compare a property you are considering. The amber band covers the middle 50% of similar-sized recorded prices. The benchmark is their median, not an adjusted or bank valuation.
Individual recorded sales per sq ft of strata area for the selected size band · This property
Each dot is a completed sale. There are too few sales per period for a supported median trend, so no trend line or growth rate is inferred. View the recorded prices and sizes.
District 16 · Freehold
A price comparison needs at least two developments with five comparable sales each. There are not enough in this size band and period.
Against other district 16 transactions
10 matching sales in other developments over 5 years. A price percentile needs five sales here and at least 20 elsewhere.
The distribution of district 16 recorded sale prices for similar-sized properties
10 matching market sales are available; at least 20 are needed for this distribution.
Recorded strata areas in sales over the past 12 months
Completed sales activity across all sizes, not the mix of properties currently for sale. Building condition and room counts are not inferred from area.
1,564–2,116 sq ft · Past 5 years
| Month | Size | Floor band | Recorded price | Price / sq ft |
|---|---|---|---|---|
| 2025-10 | 1841 sq ft | 1–5 | S$2,430,000 | S$1,320 |
| 2023-01 | 1905 sq ft | 1–5 | S$2,400,000 | S$1,260 |
Up to eight recent matching sales shown; the recent comparison contains 2 matching sales in this window (This property). The history chart also includes older matching sales. View all published sales across all sizes and categories. Source dates have month precision.
The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.
Source: URA. Transaction records are subject to corrections and rolling five-year coverage. Last checked 6 Sep 2026, 16:03 SGT. Source documentation · Licence / terms · Full methodology
Official recorded transactions
These figures describe completed historical resales in the available official records. A recorded median is not a valuation or an asking price.
What do the records cover? Idyllic East has 3 recorded resales from 2021-10 to 2025-10 in the available official data. 1 fall within 2025-10 to 2026-09. Choose a relevant unit size below before assessing a particular home.
Inspect the recorded transactions · What a median price can and cannot tell you · Choose your next research step
| Record window | Resales | Median price | Median S$ / sq ft |
|---|---|---|---|
| Available history2021-10 to 2025-10 | 3 | Fewer than 5 records | Unavailable |
| Past 12 months2025-10 to 2026-09 | 1 | Fewer than 5 records | Unavailable |
Medians require at least 5 records per displayed group. History includes different sale dates, sizes, floors, leases and conditions; it does not measure price appreciation or the value of a particular home. The current month may be incomplete.
Sources: URA private residential transactions. Available source coverage: 2021-08 to 2026-08. Earliest source confirmation 6 Sep 2026. Recent window evaluated 7 Sep 2026. Coverage and limitations.
Coverage limit: The connected URA API supplies the past five years of private-property transactions. We retain records captured from that feed, but have not imported a pre-2021 private-property archive. Earlier transactions may exist; their absence here does not mean no sales occurred. The dates below describe records held for this selection, not the property's entire lifetime. View source coverage.
Idyllic East · Every recorded date, size and property type
All published history, including archived records. No date, size, flat-type, sale-category, tenure or unit-count exclusions. Source corrections use the latest published record; all 3 retained source versions are also available.
Showing 1–3 of 3 records. Every page is available below; the download contains the complete dataset for this property.
| Month | Property | Sale category | Type | Area | Area basis | Units | Floor band | Tenure | Recorded price | Price / sq ft | Full source record |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 2025-10 | Idyllic East | Resale | Apartment | 1,841 sq ft | strata | 1 | 1–5 | Freehold | S$2,430,000 | S$1,320 | All fields & provenanceURA private residential transactions · Source terms Captured 6 Sep 2026, 12:10 SGT {
"id": 530225,
"snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d",
"row_number": 50451,
"place_id": "09197f17-69f8-43e7-94e8-3cb5e776ee6c",
"month": "2025-10",
"market": "private_resale",
"sale_type": "resale",
"property_type": "Apartment",
"flat_type": "",
"flat_model": "",
"price": "2430000.00",
"area_sqm": "171.0000",
"area_type": "strata",
"units": 1,
"floor_low": 1,
"floor_high": 5,
"tenure": "Freehold",
"remaining_lease_months": null,
"raw_identity": {
"area": "171",
"price": "2430000",
"street": "UPPER EAST COAST ROAD",
"tenure": "Freehold",
"project": "IDYLLIC EAST",
"district": "16",
"source_x": "40552.92309",
"source_y": "33152.10399",
"noOfUnits": "1",
"floorRange": "01-05",
"typeOfArea": "Strata",
"typeOfSale": "3",
"contractDate": "1025",
"propertyType": "Apartment",
"marketSegment": "OCR"
},
"flags": [],
"date_basis": "contract month",
"source": "ura_resale",
"source_url": "https://eservice.ura.gov.sg/maps/api/",
"licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/",
"captured_at": "2026-09-06 04:10:41.317123+00:00",
"last_confirmed_at": "2026-09-06 08:03:00.773317+00:00",
"snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114"
} |
| 2023-01 | Idyllic East | Resale | Apartment | 1,905 sq ft | strata | 1 | 1–5 | Freehold | S$2,400,000 | S$1,260 | All fields & provenanceURA private residential transactions · Source terms Captured 6 Sep 2026, 12:10 SGT {
"id": 530224,
"snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d",
"row_number": 50450,
"place_id": "09197f17-69f8-43e7-94e8-3cb5e776ee6c",
"month": "2023-01",
"market": "private_resale",
"sale_type": "resale",
"property_type": "Apartment",
"flat_type": "",
"flat_model": "",
"price": "2400000.00",
"area_sqm": "177.0000",
"area_type": "strata",
"units": 1,
"floor_low": 1,
"floor_high": 5,
"tenure": "Freehold",
"remaining_lease_months": null,
"raw_identity": {
"area": "177",
"price": "2400000",
"street": "UPPER EAST COAST ROAD",
"tenure": "Freehold",
"project": "IDYLLIC EAST",
"district": "16",
"source_x": "40552.92309",
"source_y": "33152.10399",
"noOfUnits": "1",
"floorRange": "01-05",
"typeOfArea": "Strata",
"typeOfSale": "3",
"contractDate": "0123",
"propertyType": "Apartment",
"marketSegment": "OCR"
},
"flags": [],
"date_basis": "contract month",
"source": "ura_resale",
"source_url": "https://eservice.ura.gov.sg/maps/api/",
"licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/",
"captured_at": "2026-09-06 04:10:41.317123+00:00",
"last_confirmed_at": "2026-09-06 08:03:00.773317+00:00",
"snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114"
} |
| 2021-10 | Idyllic East | Resale | Apartment | 980 sq ft | strata | 1 | 1–5 | Freehold | S$1,300,000 | S$1,327 | All fields & provenanceURA private residential transactions · Source terms Captured 6 Sep 2026, 12:10 SGT {
"id": 530223,
"snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d",
"row_number": 50449,
"place_id": "09197f17-69f8-43e7-94e8-3cb5e776ee6c",
"month": "2021-10",
"market": "private_resale",
"sale_type": "resale",
"property_type": "Apartment",
"flat_type": "",
"flat_model": "",
"price": "1300000.00",
"area_sqm": "91.0000",
"area_type": "strata",
"units": 1,
"floor_low": 1,
"floor_high": 5,
"tenure": "Freehold",
"remaining_lease_months": null,
"raw_identity": {
"area": "91",
"price": "1300000",
"street": "UPPER EAST COAST ROAD",
"tenure": "Freehold",
"project": "IDYLLIC EAST",
"district": "16",
"source_x": "40552.92309",
"source_y": "33152.10399",
"noOfUnits": "1",
"floorRange": "01-05",
"typeOfArea": "Strata",
"typeOfSale": "3",
"contractDate": "1021",
"propertyType": "Apartment",
"marketSegment": "OCR"
},
"flags": [],
"date_basis": "contract month",
"source": "ura_resale",
"source_url": "https://eservice.ura.gov.sg/maps/api/",
"licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/",
"captured_at": "2026-09-06 04:10:41.317123+00:00",
"last_confirmed_at": "2026-09-06 08:03:00.773317+00:00",
"snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114"
} |
Official historical records are supplied by HDB/data.gov.sg and URA. Dates retain source precision. Price per square foot uses each record’s stated area basis; land area, strata area and multi-unit sales are labelled and may not be directly comparable. Original fields, quality flags and source provenance remain available on every row.
Limited reported rental activity · 2025-07–2026-06
URA recent private residential rental contracts · checked 6 Sep 2026 · Official source · Source terms
These counts show reported rental activity, not occupancy or how quickly your unit will find a tenant. Records can include renewals, and larger developments naturally tend to have more contracts.
Your unit's rentability also depends on asking rent, layout, condition, furnishing and lease restrictions. The recorded size bands below show the rents achieved by broadly similar-sized properties.
See how reported rents at Idyllic East have changed over time.
A quarterly trend needs at least two published observations. You can inspect the available rental records below.
| Month | Contracts | Median monthly rent | Middle 50% |
|---|---|---|---|
| 2025-07 | 0 | Fewer than 5 records | Not calculated |
| 2025-08 | 0 | Fewer than 5 records | Not calculated |
| 2025-09 | 2 | Fewer than 5 records | Not calculated |
| 2025-10 | 0 | Fewer than 5 records | Not calculated |
| 2025-11 | 0 | Fewer than 5 records | Not calculated |
| 2025-12 | 0 | Fewer than 5 records | Not calculated |
| 2026-01 | 2 | Fewer than 5 records | Not calculated |
| 2026-02 | 0 | Fewer than 5 records | Not calculated |
| 2026-03 | 0 | Fewer than 5 records | Not calculated |
| 2026-04 | 0 | Fewer than 5 records | Not calculated |
| 2026-05 | 0 | Fewer than 5 records | Not calculated |
| 2026-06 | 0 | Fewer than 5 records | Not calculated |
Counts refer to records, not unique units. A changing unit mix can move the median. The middle 50% is a historical sample range, not a confidence interval for your unit.
4 Non-landed Properties records in the connected source history. Lease commencement month is shown. No exact unit identity is supplied; rows may include renewals and must not be interpreted as distinct occupied units.
| Lease month | Property / flat type | Area band (sq ft) | Monthly rent |
|---|---|---|---|
| 2026-01 | Non-landed Properties | 900-1000 | S$3,400 |
| 2026-01 | Non-landed Properties | 600-700 | S$3,300 |
| 2025-09 | Non-landed Properties | 1100-1200 | S$4,200 |
| 2025-09 | Non-landed Properties | 1100-1200 | S$3,800 |
Calculated from published rental and resale evidence. No inputs needed.
A reliable project yield needs rental and resale evidence from the same period and property class.
Nearby properties do not meet the common-period and minimum-sample requirements.
Gross yields exclude vacancy, running costs, financing and income tax. Public records cannot establish your unit’s exact rent, occupancy or net yield.
Estimate rental returns using your price, rent and running costs. Compare this income-based scenario with the comparable-sale valuation. Your inputs stay private.
Add mortgage, stamp duty and cash/CPF assumptions in the ownership cost calculator · How to interpret Singapore condo rental yields
Indicative gross project yield = quarterly median monthly rent per sq ft × 12 ÷ median resale price per sq ft in the same quarter. Rental and sale records concern different units. This mixed-unit project proxy excludes vacancy, costs, financing, condition and unit-specific lease effects.
| Development | Gross yield proxy | Distance | Rent / sq ft / month | Resale / sq ft | Sales |
|---|---|---|---|---|---|
| No neighbouring projects meet the common-period, property-type and sample requirements. No comparison yield has been invented. | |||||
The subject has insufficient compatible evidence for a public project-yield benchmark. The optional calculator in the rental yield section is available for personal assumptions.
Rental evidence: URA rental medians. Sale evidence: URA resale records. Approximate mapped proximity: SLA OneMap. Higher yield alone does not establish a better investment; lease, quality and growth expectations can differ.
What’s around Idyllic East — before you book a viewing.
URA project coordinates. The pin marks the development reference point. Get directions.
Nearby places within 3 km. Distances are approximate straight-line measurements from the development point, not walking routes or entrance-to-entrance distances. Schools: MOE directory matched to SLA OneMap postcodes. Check MOE’s home–school distance rules for admission eligibility. MRT points do not establish entrance access or current service status. Catalogue checked 6 Sep 2026. Sources and coverage.
Address search and route estimates: SLA OneMap. Your destination is sent to OneMap to calculate this journey.
Use dated official evidence and reviewed contributions alongside the transaction analysis. Nearby records use approximate straight-line proximity; they do not establish a unit’s rent, school eligibility, construction impact or flood probability.
Mapped station exit. Straight-line proximity is not an accessible walking route.
Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 477 m away.
LTA source · Source licence / terms · Last successful check 6 Sep 2026.
Mapped station exit. Straight-line proximity is not an accessible walking route.
Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 529 m away.
LTA source · Source licence / terms · Last successful check 6 Sep 2026.
Mapped station exit. Straight-line proximity is not an accessible walking route.
Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 662 m away.
LTA source · Source licence / terms · Last successful check 6 Sep 2026.
Mapped station exit. Straight-line proximity is not an accessible walking route.
Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 713 m away.
LTA source · Source licence / terms · Last successful check 6 Sep 2026.
Mapped station exit. Straight-line proximity is not an accessible walking route.
Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 744 m away.
LTA source · Source licence / terms · Last successful check 6 Sep 2026.
Mapped station exit. Straight-line proximity is not an accessible walking route.
Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 1198 m away.
LTA source · Source licence / terms · Last successful check 6 Sep 2026.
Mapped station exit. Straight-line proximity is not an accessible walking route.
Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 1221 m away.
LTA source · Source licence / terms · Last successful check 6 Sep 2026.
Mapped station exit. Straight-line proximity is not an accessible walking route.
Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 1762 m away.
LTA source · Source licence / terms · Last successful check 6 Sep 2026.
Mapped station exit. Straight-line proximity is not an accessible walking route.
Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 1773 m away.
LTA source · Source licence / terms · Last successful check 6 Sep 2026.
Official preschool directory. Contact the centre to confirm programmes and availability.
Dated 2 Sep 2026 · Centre last updated; confirm availability directly. Approximately 649 m away.
Published weekday hours: 07:00-19:00.
Downloaded 2026-09-06. Relative month labels refer to this download date. Provider relative-month status as downloaded; confirm directly. Not a guaranteed place. Confirm current availability directly; a place is not reserved.
ECDA source · Source licence / terms · Last successful check 6 Sep 2026.
Official preschool directory. Contact the centre to confirm programmes and availability.
Dated 4 Sep 2026 · Centre last updated; confirm availability directly. Approximately 1746 m away.
Published weekday hours: 07:00-19:00.
Downloaded 2026-09-06. Relative month labels refer to this download date. Provider relative-month status as downloaded; confirm directly. Not a guaranteed place. Confirm current availability directly; a place is not reserved.
ECDA source · Source licence / terms · Last successful check 6 Sep 2026.
Written Permission: PROPOSED CHANGE OF USE OF UNIT #01-14B TO MEDICAL CLINIC
Dated 3 Sep 2026 · Decision date. Approximately 1210 m away.
URA source · Source licence / terms · Last successful check 6 Sep 2026.
Authorized Work: LODGMENT FOR PROPOSED USE OF UNIT #01-09 AS GYM / FITNESS CENTRE
Dated 24 Jul 2026 · Decision date. Approximately 1210 m away.
URA source · Source licence / terms · Last successful check 6 Sep 2026.
Authorized Work: LODGMENT FOR PROPOSED USE OF UNIT #01-08 AS GYM / FITNESS CENTRE
Dated 4 Mar 2026 · Decision date. Approximately 1210 m away.
URA source · Source licence / terms · Last successful check 6 Sep 2026.
Jan 2026: S$3,400 monthly rent, Non-landed Properties, 900-1000 sq ft. Recorded contract, no unit identity.
Dated 1 Jan 2026 · Lease commencement month; date uses first day.
URA source · Source licence / terms · Last successful check 6 Sep 2026.
Jan 2026: S$3,300 monthly rent, Non-landed Properties, 600-700 sq ft. Recorded contract, no unit identity.
Dated 1 Jan 2026 · Lease commencement month; date uses first day.
URA source · Source licence / terms · Last successful check 6 Sep 2026.
Sep 2025: S$4,200 monthly rent, Non-landed Properties, 1100-1200 sq ft. Recorded contract, no unit identity.
Dated 1 Sep 2025 · Lease commencement month; date uses first day. Historical observation.
URA source · Source licence / terms · Last successful check 6 Sep 2026.
Sep 2025: S$3,800 monthly rent, Non-landed Properties, 1100-1200 sq ft. Recorded contract, no unit identity.
Dated 1 Sep 2025 · Lease commencement month; date uses first day. Historical observation.
URA source · Source licence / terms · Last successful check 6 Sep 2026.
Geocoding and routes, where used: SLA OneMap. School-distance categories must be checked through the official service.
No reviewed contributor observations have been published for this home.
Developments related to Idyllic East