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District 16 · Singapore

Balcon East

Property research, grounded in recorded Singapore transactions.

Property
Apartment

Each comparison keeps the recorded property type, area basis, sale category, unit count and tenure together. Changing the selection resets the size to a supported comparison size.

Start with the evidence.A comparison size is selected. Refine the area and price for the property you are considering.
Updates as you type. No submission needed.

Apartment · strata area · Resale · 1 unit per transaction · Freehold. All charts use this comparison segment; price per sq ft uses strata area.

Fair value & asking price

A 1,180 sq ft property in Balcon East

Limited evidence
Latest matching recorded saleS$1,670,000

2023-02 · 1184 sq ft · S$1,410 / sq ft

An individual completed sale, not an estimate of your home’s value.

A recent price range needs more evidence

1 matching sale in the past 5 years; at least two are needed for a comparable range. The comparison history contains 3 sales (2022-07–2023-03), including 1 in this size band. The full property records include every size and sale category. View all property records.

Comparable recorded prices over time

Individual recorded sales per sq ft of strata area for the selected size band · This property

2022-07–2023-03
1 individual recorded sales in the selected size band. Dots are actual prices, not a price trend or valuation. 1,2691,3401,4101,4811,551 2023-02: S$1,410 / sq ft · S$1,670,000 · 1,184 sq ft 2023-02

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.

Price versus other developments

District 16 · Freehold

East VillageS$1,122

7 sales

East Coast ResidencesS$1,760

5 sales

Median recorded PSF over 5 years, using the same size band. Peers need five sales and are ordered by number of recorded sales. Location, lease age, floor and condition are not adjusted.

Local market context

Against other district 16 transactions

District 16 median / sq ftS$1,327

23 matching sales in other developments

Same size band and freehold, over 5 years. Balcon East needs five recent matching sales before we can place its median within this market.

Price versus the local market

The distribution of district 16 recorded sale prices for similar-sized properties

23 transactions
Recorded sale prices per square foot, with a marker for the market median.S$1,005–1,095 / sq ft: 2 salesS$1,095–1,186 / sq ft: 5 salesS$1,186–1,276 / sq ft: 2 salesS$1,276–1,367 / sq ft: 4 salesS$1,367–1,457 / sq ft: 1 salesS$1,457–1,548 / sq ft: 4 salesS$1,548–1,638 / sq ft: 0 salesS$1,638–1,729 / sq ft: 2 salesS$1,729–1,819 / sq ft: 3 salesS$1,819–1,910 / sq ft: 0 salesS$1,005S$1,910 / sq ft
Market median: S$1,327 / sq ft

Bar height shows the number of other transactions in each price band. Same district 16, property type, area basis, recorded tenure, sale category and unit count, 5 years of sales and ±15% size band. This development is excluded from the market sample.

View price bands
Price / sq ftRecorded sales
S$1,005–1,0952
S$1,095–1,1865
S$1,186–1,2762
S$1,276–1,3674
S$1,367–1,4571
S$1,457–1,5484
S$1,548–1,6380
S$1,638–1,7292
S$1,729–1,8193
S$1,819–1,9100

What traded in this development

Recorded strata areas in sales over the past 12 months

No matching sales were recorded in the past 12 months.

The sales behind the comparison

1,003–1,357 sq ft · Past 5 years

MonthSizeFloor bandRecorded pricePrice / sq ft
2023-021184 sq ft1–5S$1,670,000S$1,410

Up to eight recent matching sales shown; the recent comparison contains 1 matching sale 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.

How to read this analysis

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

Balcon East resale history

How to read the evidence

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? Balcon East has 3 recorded resales from 2022-07 to 2023-03 in the available official data. No records in this evidence set fall within 2025-10 to 2026-09; this does not establish that no sales occurred. 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

Available recorded history3 resales2022-07 to 2023-03
Recent recorded activity0 resales2025-10 to 2026-09
Last recorded sale period2023-03Transaction month in the source
Record windowResalesMedian priceMedian S$ / sq ft
Available history2022-07 to 2023-033Fewer than 5 recordsUnavailable
Past 12 months2025-10 to 2026-090Fewer than 5 recordsUnavailable

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 6 Sep 2026. Coverage and limitations.

Nearby places and neighbourhood guides

Approximate straight-line distances from URA project coordinates; not walking routes. School admission distances must be checked against MOE rules.

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.

All property records

Balcon East · Every recorded date, size and property type

3 sales

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.

2022-07–2023-03Download complete sales data (JSONL)
Recorded activity by year · all 3 records
2022
1
2023
2

Showing 1–3 of 3 records. Every page is available below; the download contains the complete dataset for this property.

MonthProperty Sale categoryTypeAreaArea basisUnitsFloor bandTenureRecorded pricePrice / sq ft Full source record
2023-03Balcon East ResaleApartment2,164 sq ftstrata11–5FreeholdS$2,880,000S$1,331
All fields & provenance

URA private residential transactions · Source terms

Captured 6 Sep 2026, 12:10 SGT

{
  "id": 532939,
  "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d",
  "row_number": 53165,
  "place_id": "9cc761ef-75da-452c-9c67-8d50951eb5b5",
  "month": "2023-03",
  "market": "private_resale",
  "sale_type": "resale",
  "property_type": "Apartment",
  "flat_type": "",
  "flat_model": "",
  "price": "2880000.00",
  "area_sqm": "201.0000",
  "area_type": "strata",
  "units": 1,
  "floor_low": 1,
  "floor_high": 5,
  "tenure": "Freehold",
  "remaining_lease_months": null,
  "raw_identity": {
    "area": "201",
    "price": "2880000",
    "street": "UPPER EAST COAST ROAD",
    "tenure": "Freehold",
    "project": "BALCON EAST",
    "district": "16",
    "source_x": "40128.8532",
    "source_y": "33003.41279",
    "noOfUnits": "1",
    "floorRange": "01-05",
    "typeOfArea": "Strata",
    "typeOfSale": "3",
    "contractDate": "0323",
    "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"
}
2023-02Balcon East ResaleApartment1,184 sq ftstrata11–5FreeholdS$1,670,000S$1,410
All fields & provenance

URA private residential transactions · Source terms

Captured 6 Sep 2026, 12:10 SGT

{
  "id": 532940,
  "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d",
  "row_number": 53166,
  "place_id": "9cc761ef-75da-452c-9c67-8d50951eb5b5",
  "month": "2023-02",
  "market": "private_resale",
  "sale_type": "resale",
  "property_type": "Apartment",
  "flat_type": "",
  "flat_model": "",
  "price": "1670000.00",
  "area_sqm": "110.0000",
  "area_type": "strata",
  "units": 1,
  "floor_low": 1,
  "floor_high": 5,
  "tenure": "Freehold",
  "remaining_lease_months": null,
  "raw_identity": {
    "area": "110",
    "price": "1670000",
    "street": "UPPER EAST COAST ROAD",
    "tenure": "Freehold",
    "project": "BALCON EAST",
    "district": "16",
    "source_x": "40128.8532",
    "source_y": "33003.41279",
    "noOfUnits": "1",
    "floorRange": "01-05",
    "typeOfArea": "Strata",
    "typeOfSale": "3",
    "contractDate": "0223",
    "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"
}
2022-07Balcon East ResaleApartment538 sq ftstrata11–5FreeholdS$788,000S$1,464
All fields & provenance

URA private residential transactions · Source terms

Captured 6 Sep 2026, 12:10 SGT

{
  "id": 532938,
  "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d",
  "row_number": 53164,
  "place_id": "9cc761ef-75da-452c-9c67-8d50951eb5b5",
  "month": "2022-07",
  "market": "private_resale",
  "sale_type": "resale",
  "property_type": "Apartment",
  "flat_type": "",
  "flat_model": "",
  "price": "788000.00",
  "area_sqm": "50.0000",
  "area_type": "strata",
  "units": 1,
  "floor_low": 1,
  "floor_high": 5,
  "tenure": "Freehold",
  "remaining_lease_months": null,
  "raw_identity": {
    "area": "50",
    "price": "788000",
    "street": "UPPER EAST COAST ROAD",
    "tenure": "Freehold",
    "project": "BALCON EAST",
    "district": "16",
    "source_x": "40128.8532",
    "source_y": "33003.41279",
    "noOfUnits": "1",
    "floorRange": "01-05",
    "typeOfArea": "Strata",
    "typeOfSale": "3",
    "contractDate": "0722",
    "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.

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What’s around Balcon East — before you book a viewing.

Explore on Google Maps ↗

URA project coordinates. The pin marks the development reference point. Get directions.

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Parks & green spaces

Food & markets

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.

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Address search and route estimates: SLA OneMap. Your destination is sent to OneMap to calculate this journey.

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