District 16, spanning the established enclaves of Bedok, Upper East Coast, and Tanah Merah, has long been a reliable stronghold for pure landed homeowners. What makes D16 unique in today’s landscape is not just its lifestyle appeal or its long-standing infrastructure—it’s the way it continues to offer one of the most diverse and active pure landed markets in Singapore, backed by resilient pricing trends, healthy inventory levels, and steady transaction momentum. For buyers and homeowners alike, D16 offers a compelling blend of access, value, and capital growth potential.
A Market That Moves: Why Transaction Volume Matters in D16
D16’s consistently healthy transaction volume is a sign of strength in the landed segment. Over the past year, the district saw 211 pure landed transactions across all categories—a robust figure that places it among the more active landed districts islandwide.
This volume isn’t just a statistic—it has important implications. Active markets provide price transparency and valuation support, helping buyers and sellers make informed decisions. High transaction frequency also contributes to tighter price discovery and strengthens capital appreciation potential over time. For owners, it means greater peace of mind when planning exits or upgrades, knowing that there’s a responsive and ready pool of buyers in the market.
When transaction volume is strong, a district also gains an edge in liquidity—something especially important for high-value assets like pure landed properties. D16’s transaction activity, especially in the terrace and semi-detached segments, shows that the district enjoys both depth and breadth in its buyer base.
Stable Price Growth: The Long Game of PSF Trends
Over the past decade, D16 has maintained a consistent and measured upward trajectory in landed home values. Median PSF peaked in 2024 and moderated slightly in 2025, in line with broader market movements. Still, the overall growth story remains intact.
Inter-terrace homes have outperformed in terms of PSF, currently averaging $1,894, reflecting strong demand and smaller land sizes. Semi-detached homes follow closely at $1,496, while detached homes hold at a modest $1,250 PSF due to their larger land plots.
These figures not only validate D16’s resilience, but also highlight the importance of entry-level landed segments in driving up PSF benchmarks within the district.
Inter-Terrace Homes: Entry-Level Appeal with Consistent Demand
Among the four landed categories, inter-terrace homes in D16 represent the most accessible entry point for homeowners entering the pure landed segment. As of April 2025, a significant proportion of listings are priced between $4 million to $5 million, followed closely by those in the $6 million to $7 million range. A notable 26 listings are priced below $4 million, making this segment one of the few in Singapore that still offers freehold pure landed options under this threshold.
There are no inter-terrace listings above $7 million, which suggests that the segment maintains a natural affordability ceiling. This stability attracts upgraders from private condominiums and HDB flats who are looking to own land while staying within budget. The narrower price range also promotes quicker decision-making and stronger liquidity, a pattern reinforced by the 70 inter-terrace transactions logged between January 2024 and January 2025.
Corner Terrace Homes: Mid-Tier Homes with Strong Utility
While fewer in number, corner terrace homes in D16 fill an important niche between inter-terrace and semi-detached houses. Most listings are concentrated in the $5 million to $6 million band, with smaller but meaningful pockets of homes extending up to $8 million. These homes offer more land, wider frontages, and better light and ventilation—features that appeal to families seeking a step-up in space and privacy without moving too far up the price spectrum.
Despite having fewer total listings (73), the corner terrace segment in D16 continues to show steady demand. The inventory profile shows a preference for mid-tier price ranges, reflecting the practical appeal of these homes as well as the balanced trade-offs they offer between cost and comfort. Buyers looking for more outdoor space or future expansion potential often find value here.
Semi-Detached Homes: The Dominant Force in D16’s Landed Landscape
Semi-detached homes are by far the most prominent property type in D16, with 421 listings making up the bulk of the district’s pure landed housing stock. The majority of these listings fall between $7 million to $8 million, but the distribution spans a wide range—starting from the $4 million to $5 million range and stretching to beyond $10 million. This diversity is what makes the semi-detached category particularly dynamic, offering options for both entry-level and upper-tier landed buyers.
The volume of listings also reflects seller confidence in this segment’s liquidity, underpinned by the 44 transactions recorded over the past year. These homes remain popular for multigenerational families who value ample interior space and land ownership without stepping into the detached home segment.
Detached Homes: High-Value Holdings with Long-Term Potential
Detached homes in D16 cater to a narrower but more affluent group of buyers. With 96 listings currently on the market, this segment offers a sizeable pool of opportunities compared to other districts, where such homes are far more limited. Most listings fall within the $9 million to $12 million range, with a meaningful number extending up to $15 million or more.
The price-per-square-foot for detached homes in D16 is the lowest among the four categories—averaging around $1,250 in 2025—but that’s largely a function of their much larger land areas. While only seven detached home transactions occurred between January 2024 and January 2025, this lower volume is expected. Detached homes naturally move at a slower pace due to their higher price points and longer holding cycles. Still, they remain prized for their redevelopment potential, exclusivity, and long-term land value appreciation.
A Complete Lifestyle in the East
Beyond numbers and transactions, D16 offers a holistic living environment that continues to attract long-term residents. The district boasts proximity to East Coast Park, a perennial lifestyle destination for recreation and wellness. The Thomson-East Coast Line adds to existing MRT access via the East-West Line, making D16 well-connected potentially without the congestion of city-fringe living.
Families are well-served by a strong educational network that includes Temasek Primary, Temasek JC, and Anglican High. Dining options are plentiful, from everyday favourites at Bedok Mall and East Village to beloved supper spots at Simpang Bedok. For healthcare and convenience, residents benefit from proximity to Changi General Hospital and multiple medical centres.
It’s this balance of space, schools, recreation, and convenience that makes D16 more than just a residential district—it’s a lifestyle destination.
Final Thoughts
District 16 continues to offer a rare combination of diversity, liquidity, and long-term value in Singapore’s pure landed housing market. With a broad spectrum of pure landed home types, active transaction volumes, and steady PSF appreciation, it remains a resilient choice for both homeowners and investors.
Whether you’re looking to upgrade into your first landed home or secure a long-term asset for your family, D16 stands out—not with flash, but with quiet confidence and proven fundamentals.
Thank you for reading. If you’d like to dive deeper into the landed property market, be sure to join our Landed VIP Club. Sign up here for our upcoming D16 Landed Clinic happening on 8th May, where we’ll be sharing even more expert insights.
Navigating Singapore’s landed property market doesn’t have to be daunting. Our experienced consultants are here to provide personalised guidance and expert insights, ensuring a smooth journey to finding your ideal home. Whether you’re seeking a legacy investment or a dream property for your family, we’re ready to help you make the right choice. Contact us today to turn your aspirations of owning a landed home into a seamless and rewarding reality.
