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District 16 is positioned to capitalise on several urban transformation plans in the east of Singapore. From new residential plans in the Bayshore area along the East Coast, to a new residential town replacing Paya Lebar Airbase in the future, it encompasses Bedok, parts of Upper East Coast, and the entire neighbourhoods of Eastwood and Kew Drive. The area features a good mix of landed estates and condos, as well as several mature HDB towns, and is popular among locals and foreigners due to several schools in the vicinity and three MRT lines extending the coverage of public transportation.

In terms of MRT connectivity, two existing lines divide the district into two — Downtown Line where Bedok North and Bedok Reservoir stations are located, as well as the East-West Line where Bedok and Tanah Merah stations are. Crucially, Bedok MRT Station is part of the Bedok Integrated Transport Hub, combining Bedok Mall, Bedok Residences and an air-conditioned bus interchange into an integrated development.

Just one station away from Bedok is Tanah Merah, which is seeing its own redevelopment with the construction of the Sceneca mixed-use development by MCC Land. The project comprises the 268-unit Sceneca Residence and the 20,000 sq ft Sceneca Square retail mall, which is set to bring a much-needed shopping mall to the area.

The completion of the Fourth Phase of the Thomson-East Coast Line — extending from Founders’ Memorial station in the Marina Bay area to the Bayshore station off Upper East Coast Road — stands to extend connectivity to the CBD, Upper Thomson and Woodlands. This stretch is due to be operational next year, according to LTA. In addition, the development of the Bayshore station fits into the master plan to develop a new residential town in the area, which will encompass a mix of private and public housing, a new green corridor and main street, and community amenities.

The Myst CDL is a luxurious development situated right in the center of Bukit Panjang. The total area of the project is 16,620 square metres, with an allowable plot ratio of 2.1 that permits it to be built up to 24 storeys high. With its strategic location and impressive design, an array of luxurious and convenient amenities await residents of The Myst CDL.

Further into the future, the relocation of Paya Lebar Airbase from the 2030s onwards may open an area more than five times that of the Toa Payoh HDB town for redevelopment, potentially including the removal of height restrictions in Districts 15 and 16.

The development of the Sceneca mixed-use development in the Tanah Merah neighbourhood is likely to revitalise the area with new amenities, F&B options and public spaces, and is thought to be popular with buyers and investors due to its location close to an MRT station. This was proven true with the Lentor area in District 26, with the 605-unit Lentor Modern the only integrated development in the Lentor Hills estate that was 84% sold when it was launched last September. The 158-unit Sky Eden @ Bedok, 280m away from Bedok MRT Station, similarly managed to sell 75% of its units when it launched.

Sceneca Residence also experienced strong buying demand when it was launched — selling 60% of its units on its first day at an average price of $2,072 psf. According to the latest Master Plan, the only other mixed-use development site earmarked for District 16 is located above the future Bedok South MRT Station. This station, part of the fifth phase of the Thomson-East Coast Line due in 2025, could bring even more development and improved connectivity for the area.

Using EdgeProp’s suite of property analytics tools, EdgeProp’s Tong showed that the average price gap between resale properties in District 16 is narrowing. Around Tanah Merah MRT Station, 90% of all the resale transactions that occurred within 1km of the station between March 2022 and March 2023 were profitable. The condo that saw the highest number of profitable transactions was The Glades, a 726-unit development beside Tanah Merah station.

All in all, the Tanah Merah/Bedok area in District 16 makes for a great pick for many locals and foreigners due to its good mix of landed estates and condos, several mature HDB towns, and its proximity to amenities and public transportation. With its urban transformation plans set to bring added connectivity, shopping and housing options, the district is well placed to be further developed in the coming years.