Skip to main content

Singapore Property News, Insights and Analysis

Intelligence
Stacked
Search Sign In
Completed 2020

Grandeur Park Residences

D16 · Bedok / Upper East Coast · 11 Bedok South Avenue 3

A 720-unit condo in D16, completed in 2020, on a 99-year lease from 2016 with about 88 years left. Developed by CEL-CHANGI PTE LTD.

Source: Condo master (URA caveats); URA transactions, Oct 2026

88 yrs
Lease left
$2,014
Avg $psf, 12 months
33
Sales, 12 months
2020
Completed
Grandeur Park Residences
Floor plans → Site plan → E-brochure (PDF) →

What brings you to Grandeur Park Residences?

Buying here? Get a second opinion. 2-bedders here sold for $1.1M to $1.385M over the last 12 months. Our consultants can run the numbers against your budget: which stack, what to pay, what to avoid. Free for buyers of private property.

Stacked works with licensed property agents.

Get a second opinion
02 — Prices

Grandeur Park Residences prices

Last 12 months
33
Sales
$2,014
Average $psf
$1,616 – $2,146
$psf range
$820k – $3.01M
Price range
By bedroom type
Last 12 months
TypeSalesAvg $psfPrice rangeSize
2-Bedroom13 sales$2,038 psf$1.1M – $1.39M560–667 sq ft
3-Bedroom1 sale$2,093 psf$2.05M980 sq ft
5-Bedroom3 sales$1,914 psf$2.82M – $3.01M1,453–1,744 sq ft

Prices by bedroom type are based on matching sales to unit sizes.

By unit size
Last 12 months
SizeSalesAvg $psfAvg pricePrice range
Under 500 sq ft4 sales$1,982 psfAvg $863k$820k – $888k
500–699 sq ft14 sales$2,036 psfAvg $1.24M$1.1M – $1.39M
700–899 sq ft9 sales$2,016 psfAvg $1.79M$1.7M – $1.87M
900–1,099 sq ft1 sale$2,093 psf$2.05M
1,100–1,299 sq ft3 sales$2,020 psfAvg $2.29M$2.09M – $2.4M
1,300–1,599 sq ft2 sales$2,064 psfAvg $3M$2.99M – $3.01M
1,600–1,999 sq ft1 sale$1,616 psf$2.82M
Average $psf by year
In 2025, sales here averaged $1,987 psf, 18% above the D16 average of $1,689 psf for private homes (condos, apartments and ECs).
This condoD16 average
Show as a table
YearThis condoD16 average
2026$2,022$2,305
2025$1,987$1,689
2024$1,909$1,535
2023$1,846$1,588
2022$1,688$1,414
2021$1,588$1,185
2020$1,514$1,123
2019$1,535$1,110
2018$1,545$1,182
2017$1,389$1,205
Sales by year
943 sales since 2017; the busiest year was 2017 with 602. The 2026 bar covers Jan–Oct.
New saleSub saleResale
Show as a table
YearNew saleSub saleResaleTotal
2026002828
2025003636
2024003737
2023003636
2022003333
20211361047
2020176023
20195106
2018950095
201760200602
Sales in the last two years
73 sales, newest first. Units show the floor only.
DateUnitSizePrice$psfType
9 Oct 2026#03-XX452 sq ft$860k$1,902 psfResale
1 Oct 2026#14-XX1,130 sq ft$2.38M$2,106 psfResale
1 Oct 2026#09-XX420 sq ft$820k$1,953 psfResale
25 Sep 2026#01-XX667 sq ft · 2-Bedroom$1.37M$2,053 psfResale
7 Sep 2026#03-XX667 sq ft · 2-Bedroom$1.37M$2,045 psfResale
4 Sep 2026#15-XX1,141 sq ft$2.09M$1,831 psfResale
25 Aug 2026#10-XX1,130 sq ft$2.4M$2,123 psfResale
25 Aug 2026#11-XX1,453 sq ft · 5-Bedroom$3.01M$2,071 psfResale
14 Aug 2026#13-XX1,453 sq ft · 5-Bedroom$2.99M$2,056 psfResale
11 Aug 2026#08-XX560 sq ft · 2-Bedroom$1.13M$2,019 psfResale
Show all 73 sales
Compared with nearby condos
Compared with D16 and the five nearest similar condos · average $psf and price, all unit sizes
Grandeur Park ResidencesThis condo · 99-yr from 2016 · 33 sales, last 12 months $2,014 psfavg $1.62M
D16 medianAll condo sales, last 12 months $2,516 psfavg $1.88M
Urban Vista260 m · 2016 · 99-yr from 2012 · 36 sales $1,543 psfavg $1.09M Eco270 m · 2017 · 99-yr from 2012 · 36 sales $1,566 psfavg $1.21M The Tanamera290 m · 1994 · 99-yr from 1990 · 4 sales $1,226 psfavg $1.57M Sceneca Residence300 m · 2026 · 99-yr · 12 sales $2,281 psfavg $2.2M Optima @ Tanah Merah360 m · 2012 · 99-yr from 2008 · 9 sales $1,629 psfavg $1.67M

Prices by bedroom type are based on matching sales to unit sizes.

Source: URA caveats, Oct 2026. The 2026 averages cover Jan–Oct.

03 — Rent

Grandeur Park Residences rent

Leases starting Sep 2025–Aug 2026
203
Leases
$3,600
Median rent a month
$1.62M
Avg sale price, 12 months
2.7%
Est. gross yield

D16 median rent: $3,925 a month; est. gross yield 2.3%.

By bedroom type
TypeLeasesMedian rentMiddle halfD16 medianEst. yield
1-Bedroom52 leases$3,100 median$3,000 – $3,275D16 $3,050– yield
2-Bedroom106 leases$3,600 median$3,500 – $3,800D16 $3,8003.5% yield
3-Bedroom35 leases$4,800 median$4,500 – $4,900D16 $4,800– yield
4-Bedroom7 leases$6,100 median$6,000 – $6,200D16 $6,545– yield
5-Bedroom3 leases$7,500 median$7,400 – $7,600D16 $9,2003.1% yield
Rent and yield compared with nearby condos

Estimated gross yield: a year of median rent (leases starting Sep 2025–Aug 2026) over the average sale price of the last 12 months, before costs. No yield is shown with fewer than 3 sales in the year. Rents and sale prices both cover roughly the last 12 months, so read the yield as a guide to that year rather than an exact figure. A higher yield often reflects a lower price, such as an older lease, rather than a better buy.

Source: URA rental contracts, Aug 2026

04 — Lease
88years left of 99
2016Ends 2115

99-year lease from 25 May 2016. About 88 years remain as of Oct 2026.

Source: Condo master (URA caveats)

05 — Unit mix

Grandeur Park Residences floor plans by bedroom type

65 layouts, from a 474 sq ft 1-bedroom to a 1,744 sq ft penthouse. Pick a type to see its floor plans.

Bedroom typeLayoutsSize range
1-Bedroom 2 474 sq ft 2 layouts · 474 sq ft
1S2 · Type 1S2-G474 sq ft
2-Bedroom 12 549 – 667 sq ft 12 layouts · 549 – 667 sq ft
2S1667 sq ft 2D3a · Type 2D3a-G624 sq ft 2D3624 sq ft 2D2 · Type 2D2-G592 sq ft 2D1 · Type 2D1-G624 sq ft 2C4 · Type 2C4-G570 sq ft 2C3 · Type 2C3-G581 sq ft 2C2 · Type 2C2-G549 sq ft 2C1a · TYPE 2C1a-G560 sq ft 2C1 · Type 2C1-G560 sq ft
3-Bedroom 11 883 – 980 sq ft 11 layouts · 883 – 980 sq ft
3D2a · Type 3D2a-G969 sq ft 3D2-G969 sq ft 3D2969 sq ft 3D1 · Type 3D1-G980 sq ft 3C1g · Type 3C1g-G893 sq ft 3C1e · Type 3C1f883 sq ft 3C1d · Type 3C1d-G883 sq ft 3C1c · Type 3C1c-G893 sq ft 3C1b883 sq ft 3C1a · Type 3C1a-G893 sq ft 3C1 · Type 3C1-G883 sq ft
4-Bedroom 7 1,130 – 1,270 sq ft 7 layouts · 1,130 – 1,270 sq ft
4D1a · Type 4D1a-G1,238 sq ft 4D1 · Type 4D1-G1,238 sq ft 4C1a · Type 4C1a-G1,130 sq ft 4C1 · Type 4C1-G1,130 sq ft 4L1-G1,259 sq ft 4L · Type 4L-G1,270 sq ft 4DP-G · Type 4DP1-G1,238 sq ft
5-Bedroom 3 1,453 sq ft 3 layouts · 1,453 sq ft
5L11,453 sq ft 5L1,453 sq ft
Penthouse 30 743 – 1,744 sq ft 30 layouts · 743 – 1,744 sq ft

Source: Developer floor plans; bedroom counts read by Stacked

06 — Location

Near Grandeur Park Residences

MRT stations
EW Tanah Merah 340 m · 4 min walk
TE Bedok South 1.2 km · 15 min walk
DTTE Sungei Bedok 1.8 km · 22 min walk
TE Bayshore 2.0 km · 24 min walk

Walking times and distances are estimates from OneMap walking routes; a station without a walking time shows the straight-line distance. Check OneMap for your exact route.

Primary schools
Within 1 km
Bedok Green Primary School 830 m · 15 min walk
Temasek Primary SchoolPopular 960 m · 12 min walk
Within 2 km
St. Anthony's Canossian Primary School 1.1 km · 19 min walk
Red Swastika SchoolPopular 1.5 km · 26 min walk
Fengshan Primary School 1.5 km · 27 min walk
Yu Neng Primary School 1.7 km · 30 min walk
Changkat Primary School 1.8 km · 32 min walk

Distances are straight-line, which is what the 1 km and 2 km bands refer to; walking times are estimates from OneMap walking routes. Check the MOE website for confirmation.

Everyday amenities
Park East Coast Park 4.6 km · 55 min
Clinic Oasis Family Clinic 700 m · 8 min
Supermarket FairPrice 880 m · 11 min
Hawker centre New Upper Changi Road Blk 58 830 m · 10 min
Map of the area around Grandeur Park Residences, with nearby MRT stations and primary schools
Map data © OpenStreetMap contributors

Source: OneMap walking routes, Oct 2026

07 — Nearby

Condos and supply around Grandeur Park Residences

Upcoming supply
Bedok Rise370 m · about 361 units · 2.03 ha Awarded · $14,315 psm GFA · Dec 2025
Bayshore Drive1.3 km · about 1,658 units · 5.74 ha Awarded · $14,244 psm GFA · Jul 2026
Bayshore Road1.4 km · about 490 units · 1.05 ha Awarded · $14,945 psm GFA · Mar 2025
New Upper Changi Road1.6 km · about 983 units · 3.16 ha Awarded · $16,545 psm GFA · Sep 2026

Source: URA transactions; URA land sales; OneMap distances, Oct 2026

08 — From Stacked

Read more about Grandeur Park Residences

Oct 2022 Inside A $60k Modern Farmhouse 2 Bedroom Home At Grandeur Park Residences Feb 2026 Why Buyers in the Same Condo Ended Up With Very Different Results Jan 2026 What Happens When a “Well-Priced” Condo Hits the Resale Market Nov 2020 What's Driving The Aggressive Bids For The Tanah Merah And Yishun GLS Sites? Aug 2023 31 Most Profitable Condos Over The Last 10 Years (Some Are Surprisingly Old) Feb 2022 Analysing Unprofitable Condos: 6 Reasons Why Urban Vista Has Performed Poorly

43 more articles mention Grandeur Park Residences.

Source: Stacked Homes editorial

09 — FAQ

Questions about Grandeur Park Residences

How many years are left on the lease at Grandeur Park Residences?

About 88 years. It is a 99-year lease from 2016.

When was Grandeur Park Residences completed?

2020.

How many units does Grandeur Park Residences have?

720 units, up to 15 storeys.

What is the price psf at Grandeur Park Residences?

33 sales in the last 12 months averaged $2,014 psf, ranging from $1,616 to $2,146 psf.

What did the latest sale go for?

A 452 sq ft unit sold for $860k ($1,902 psf) on 9 Oct 2026.

How much is the rent at Grandeur Park Residences?

Leases starting Sep 2025–Aug 2026 had a median rent of $3,600 a month ($3,100 for a 1-bedroom, $3,600 for a 2-bedroom and $4,800 for a 3-bedroom). That is an estimated gross yield of about 2.7%, before costs.

What is the nearest MRT station?

Tanah Merah (EW), a 4-minute walk (340 m). Bedok South (TE) is 1.2 km away.

Which primary schools are within 1 km?

Bedok Green Primary School, 830 m away and Temasek Primary School, 960 m away.

Who developed Grandeur Park Residences?

CEL-CHANGI PTE LTD.

Answers generated from the data on this page, Oct 2026