Completed 2016
The Glades
D16 · Bedok / Upper East Coast · Bedok Rise
A 726-unit condo in D16, completed in 2016, on a 99-year lease from 2013 with about 85 years left. Developed by Sherwood Development Pte Ltd.
Source: Condo master (URA caveats); URA transactions, Nov 2026
85 yrs
Lease left
$1,736
Avg $psf, 12 months
34
Sales, 12 months
2016
Completed
What brings you to The Glades?
Buying here? Get a second opinion. 2-bedders here sold for $980k to $1.25M 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.
Own a unit here? See what it’s worth. Units here sold at a median $1,741 psf over the last 12 months, across 34 sales. Find out where yours sits, and what your options are.
Stacked works with licensed property agents.
Comparing condos? Units here sold at a median $1,741 psf over the last 12 months, against $2,524 psf across D16 condos. Send us your shortlist and we’ll lay the numbers side by side. Free for buyers of private property.
Stacked works with licensed property agents.
02 — Prices
The Glades prices
Last 12 months
34
Sales
$1,736
Average $psf
$1,282 – $1,939
$psf range
$795k – $2.07M
Price range
By bedroom type
Last 12 months
TypeSalesAvg $psfPrice rangeSize
1-Bedroom7 sales$1,726 psf$795k – $865k452–506 sq ft
2-Bedroom11 sales$1,664 psf$980k – $1.25M624–797 sq ft
3-Bedroom6 sales$1,767 psf$1.7M – $2.07M990–1,184 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 ft8 sales$1,705 psfAvg $814k$795k – $835k
500–699 sq ft12 sales$1,751 psfAvg $1.17M$865k – $1.27M
700–899 sq ft11 sales$1,708 psfAvg $1.31M$980k – $1.55M
900–1,099 sq ft5 sales$1,805 psfAvg $1.83M$1.7M – $2.07M
1,100–1,299 sq ft1 sale$1,578 psf$1.87M
Average $psf by year
In 2025, sales here averaged $1,727 psf, in line with the D16 average of $1,689 psf for private homes (condos, apartments and ECs).
This condoD16 average
$2,400
$1,700
$1,000
$1,427
2015’15
$1,409
2016’16
$1,450
2017’17
$1,422
2018’18
$1,481
2019’19
$1,433
2020’20
$1,463
2021’21
$1,530
2022’22
$1,637
2023’23
$1,710
2024’24
$1,727
2025’25
$1,743
2026’26
Show as a table
| Year | This condo | D16 average |
|---|---|---|
| 2026 | $1,743 | $2,295 |
| 2025 | $1,727 | $1,689 |
| 2024 | $1,710 | $1,535 |
| 2023 | $1,637 | $1,588 |
| 2022 | $1,530 | $1,414 |
| 2021 | $1,463 | $1,185 |
| 2020 | $1,433 | $1,123 |
| 2019 | $1,481 | $1,110 |
| 2018 | $1,422 | $1,182 |
| 2017 | $1,450 | $1,205 |
| 2016 | $1,409 | $1,160 |
| 2015 | $1,427 | $1,136 |
Sales by year
994 sales since 2013; the busiest year was 2016 with 242. The 2026 bar covers Jan–Nov.
New saleSub saleResale
250
125
0
Show as a table
| Year | New sale | Sub sale | Resale | Total |
|---|---|---|---|---|
| 2026 | 0 | 0 | 30 | 30 |
| 2025 | 0 | 0 | 37 | 37 |
| 2024 | 0 | 0 | 38 | 38 |
| 2023 | 0 | 0 | 41 | 41 |
| 2022 | 0 | 0 | 54 | 54 |
| 2021 | 0 | 0 | 47 | 47 |
| 2020 | 0 | 0 | 26 | 26 |
| 2019 | 0 | 0 | 8 | 8 |
| 2018 | 0 | 6 | 1 | 7 |
| 2017 | 113 | 0 | 0 | 113 |
| 2016 | 242 | 0 | 0 | 242 |
| 2015 | 121 | 0 | 0 | 121 |
| 2014 | 131 | 0 | 0 | 131 |
| 2013 | 99 | 0 | 0 | 99 |
Sales in the last two years
71 sales, newest first. Units show the floor only.
DateUnitSizePrice$psfType
15 Oct 2026#04-XX689 sq ft · 2-Bedroom$1.22M$1,766 psfResale
15 Oct 2026#03-XX689 sq ft · 2-Bedroom$1.24M$1,801 psfResale
25 Sep 2026#06-XX1,066 sq ft · 3-Bedroom$2.07M$1,939 psfResale
23 Sep 2026#05-XX484 sq ft · 1-Bedroom$820k$1,693 psfResale
10 Sep 2026#11-XX861 sq ft$1.51M$1,754 psfResale
3 Sep 2026#08-XX1,012 sq ft · 3-Bedroom$1.83M$1,807 psfResale
14 Aug 2026#04-XX990 sq ft · 3-Bedroom$1.83M$1,848 psfResale
11 Aug 2026#11-XX474 sq ft · 1-Bedroom$820k$1,731 psfResale
7 Aug 2026#11-XX452 sq ft · 1-Bedroom$795k$1,759 psfResale
13 Jul 2026#07-XX721 sq ft$1.35M$1,865 psfResale
Show all 71 sales
3 Jul 2026#11-XX840 sq ft$1.55M$1,846 psfResale
25 Jun 2026#01-XX764 sq ft · 2-Bedroom$980k$1,282 psfResale
15 Jun 2026#11-XX721 sq ft$1.29M$1,782 psfResale
22 May 2026#04-XX990 sq ft · 3-Bedroom$1.7M$1,712 psfResale
15 Apr 2026#09-XX689 sq ft · 2-Bedroom$1.2M$1,742 psfResale
15 Apr 2026#10-XX689 sq ft · 2-Bedroom$1.19M$1,727 psfResale
9 Apr 2026#02-XX1,001 sq ft · 3-Bedroom$1.72M$1,718 psfResale
27 Mar 2026#08-XX474 sq ft · 1-Bedroom$820k$1,731 psfResale
25 Mar 2026#01-XX797 sq ft · 2-Bedroom$1.22M$1,532 psfResale
16 Mar 2026#01-XX786 sq ft · 2-Bedroom$1.25M$1,591 psfResale
13 Mar 2026#05-XX840 sq ft$1.46M$1,739 psfResale
2 Mar 2026#04-XX667 sq ft$1.18M$1,768 psfResale
24 Feb 2026#05-XX689 sq ft · 2-Bedroom$1.22M$1,764 psfResale
20 Feb 2026#11-XX624 sq ft · 2-Bedroom$1.08M$1,730 psfResale
12 Feb 2026#03-XX678 sq ft$1.27M$1,870 psfResale
26 Jan 2026#03-XX506 sq ft · 1-Bedroom$865k$1,710 psfResale
26 Jan 2026#03-XX474 sq ft · 1-Bedroom$820k$1,731 psfResale
8 Jan 2026#03-XX721 sq ft$1.29M$1,786 psfResale
6 Jan 2026#12-XX721 sq ft$1.35M$1,872 psfResale
6 Jan 2026#12-XX689 sq ft · 2-Bedroom$1.17M$1,691 psfResale
29 Dec 2025#03-XX689 sq ft · 2-Bedroom$1.16M$1,677 psfResale
12 Dec 2025#01-XX1,184 sq ft · 3-Bedroom$1.87M$1,578 psfResale
4 Dec 2025#09-XX700 sq ft$1.22M$1,744 psfResale
3 Dec 2025#04-XX484 sq ft · 1-Bedroom$835k$1,724 psfResale
18 Nov 2025#03-XX689 sq ft · 2-Bedroom$1.22M$1,771 psfResale
17 Nov 2025#01-XX495 sq ft · 1-Bedroom$800k$1,616 psfResale
17 Nov 2025#10-XX484 sq ft · 1-Bedroom$800k$1,652 psfResale
31 Oct 2025#01-XX700 sq ft$1.09M$1,555 psfResale
24 Oct 2025#07-XX689 sq ft · 2-Bedroom$1.25M$1,814 psfResale
26 Sep 2025#06-XX840 sq ft$1.44M$1,716 psfResale
26 Sep 2025#07-XX624 sq ft · 2-Bedroom$1.12M$1,794 psfResale
18 Sep 2025#08-XX1,033 sq ft · 3-Bedroom$1.86M$1,800 psfResale
12 Sep 2025#03-XX721 sq ft$1.21M$1,676 psfResale
28 Aug 2025#04-XX506 sq ft · 1-Bedroom$888k$1,755 psfResale
28 Aug 2025#09-XX840 sq ft$1.48M$1,763 psfResale
22 Aug 2025#01-XX1,195 sq ft · 3-Bedroom$1.9M$1,590 psfResale
22 Aug 2025#03-XX667 sq ft$1.2M$1,798 psfResale
21 Aug 2025#07-XX678 sq ft$1.2M$1,770 psfResale
14 Aug 2025#02-XX721 sq ft$1.18M$1,636 psfResale
11 Aug 2025#02-XX689 sq ft · 2-Bedroom$1.16M$1,677 psfResale
8 Aug 2025#04-XX570 sq ft · 2-Bedroom$920k$1,613 psfResale
23 Jul 2025#05-XX689 sq ft · 2-Bedroom$1.23M$1,785 psfResale
21 Jul 2025#06-XX667 sq ft$1.26M$1,888 psfResale
15 Jul 2025#12-XX710 sq ft$1.02M$1,436 psfResale
15 Jul 2025#01-XX1,001 sq ft · 3-Bedroom$1.75M$1,748 psfResale
17 Jun 2025#11-XX700 sq ft$1.24M$1,765 psfResale
16 Jun 2025#11-XX484 sq ft · 1-Bedroom$800k$1,652 psfResale
16 May 2025#06-XX990 sq ft · 3-Bedroom$1.8M$1,818 psfResale
7 May 2025#05-XX452 sq ft · 1-Bedroom$840k$1,858 psfResale
7 Apr 2025#07-XX474 sq ft · 1-Bedroom$845k$1,784 psfResale
17 Mar 2025#08-XX452 sq ft · 1-Bedroom$809k$1,789 psfResale
12 Mar 2025#10-XX990 sq ft · 3-Bedroom$1.8M$1,816 psfResale
7 Mar 2025#07-XX700 sq ft$1.24M$1,769 psfResale
4 Mar 2025#01-XX797 sq ft · 2-Bedroom$1.28M$1,607 psfResale
21 Feb 2025#07-XX1,281 sq ft$2.35M$1,835 psfResale
20 Feb 2025#08-XX667 sq ft$1.29M$1,925 psfResale
14 Feb 2025#04-XX581 sq ft · 2-Bedroom$1M$1,720 psfResale
17 Dec 2024#08-XX452 sq ft · 1-Bedroom$810k$1,792 psfResale
9 Dec 2024#04-XX452 sq ft · 1-Bedroom$850k$1,880 psfResale
3 Dec 2024#09-XX861 sq ft$1.53M$1,777 psfResale
11 Nov 2024#12-XX581 sq ft · 2-Bedroom$1.02M$1,755 psfResale
Compared with nearby condos
Compared with D16 and the five nearest similar condos · average $psf and price, all unit sizes
The Glades
$1,736 psfavg $1.27M
D16 median
$2,524 psfavg $1.89M
Optima @ Tanah Merah
$1,642 psfavg $1.72M
Sceneca Residence
$2,326 psfavg $1.95M
Casa Merah
$1,519 psfavg $1.98M
Stratford Court
$1,131 psfavg $1.71M
Grandeur Park Residences
$2,020 psfavg $1.61M
1-Bedroom units · average price and $psf, last 12 months
The Glades
$825k$1,726 psf
D16 median
$945k$1,774 psf
Urban Vista
$729k$1,653 psf
Eastwood Regency
$778k$1,717 psf
My Manhattan
$795k$1,557 psf
Vela Bay
$1.38M$2,843 psf
Treasure at Tampines
$804k$1,714 psf
2-Bedroom units · average price and $psf, last 12 months
The Glades
$1.17M$1,664 psf
D16 median
$1.75M$2,749 psf
Optima @ Tanah Merah
$1.57M$1,626 psf
Sceneca Residence
$1.66M$2,310 psf
Stratford Court
$1.55M$1,203 psf
Grandeur Park Residences
$1.26M$2,046 psf
Urban Vista
$1.09M$1,488 psf
3-Bedroom units · average price and $psf, last 12 months
The Glades
$1.83M$1,767 psf
D16 median
$2.47M$2,721 psf
Sceneca Residence
$2.31M$2,346 psf
Casa Merah
$2.02M$1,525 psf
Urban Vista
$1.81M$1,467 psf
Country Park Condominium
$2.55M$1,903 psf
Fairmount Condominium
$1.77M$1,087 psf
4-Bedroom units · average price and $psf, last 12 months
The Glades
–
D16 median
$3.43M$2,876 psf
Stratford Court
$1.86M$1,039 psf
Bagnall Haus
$3.28M$2,630 psf
Rivelle Tampines
$2.14M$1,940 psf
Vela Bay
$3.63M$2,961 psf
Treasure at Tampines
$2.53M$1,959 psf
5-Bedroom units · average price and $psf, last 12 months
The Glades
–
D16 median
$4.8M$3,034 psf
Grandeur Park Residences
$3M$2,064 psf
Bagnall Haus
$3.83M$2,503 psf
Rivelle Tampines
$2.68M$1,945 psf
Vela Bay
$5.04M$3,134 psf
Treasure at Tampines
$3M$1,750 psf
Prices by bedroom type are based on matching sales to unit sizes.
Source: URA caveats, Nov 2026. The 2026 averages cover Jan–Nov.
03 — Rent
The Glades rent
Leases starting Sep 2025–Aug 2026
226
Leases
$3,500
Median rent a month
$1.27M
Avg sale price, 12 months
3.3%
Est. gross yield
D16 median rent: $3,925 a month; est. gross yield 2.3%.
By bedroom type
TypeLeasesMedian rentMiddle halfD16 medianEst. yield
1-Bedroom81 leases$3,000 median$2,875 – $3,000D16 $3,0504.4% yield
2-Bedroom117 leases$3,600 median$3,400 – $3,800D16 $3,8003.7% yield
3-Bedroom24 leases$4,500 median$4,300 – $4,775D16 $4,8002.9% yield
4-Bedroom4 leases$6,825 median$5,200 – $7,962D16 $6,545– yield
Rent and yield compared with nearby condos
Est. gross yield, with median rent a month · nearest condos with 5+ leases
The Glades
3.3%$3,500 median rent
D16 median
2.3%$3,925 median rent
Optima @ Tanah Merah
2.7%$3,850 median rent
Sceneca Residence
2.7%$4,465 median rent
Casa Merah
3.0%$4,900 median rent
Stratford Court
2.8%$4,050 median rent
Grandeur Park Residences
2.7%$3,600 median rent
1-Bedroom units · median rent a month, with est. gross yield where sales allow
The Glades
$3,0004.4% yield
D16 median
$3,050
Optima @ Tanah Merah
$2,800
Sceneca Residence
$3,400
Grandeur Park Residences
$3,100
Urban Vista
$2,8004.6% yield
East Village
$2,750
2-Bedroom units · median rent a month, with est. gross yield where sales allow
The Glades
$3,6003.7% yield
D16 median
$3,800
Optima @ Tanah Merah
$3,8252.9% yield
Sceneca Residence
$4,3503.1% yield
Casa Merah
$4,000
Stratford Court
$3,5002.7% yield
Grandeur Park Residences
$3,6003.4% yield
3-Bedroom units · median rent a month, with est. gross yield where sales allow
The Glades
$4,5002.9% yield
D16 median
$4,800
Optima @ Tanah Merah
$5,000
Sceneca Residence
$5,1002.7% yield
Casa Merah
$5,0003.0% yield
Stratford Court
$4,150
Grandeur Park Residences
$4,800
4-Bedroom units · median rent a month, with est. gross yield where sales allow
The Glades
$6,825
D16 median
$6,545
Optima @ Tanah Merah
$6,025
Sceneca Residence
$7,000
Casa Merah
$6,550
Stratford Court
$6,500
Grandeur Park Residences
$6,100
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
85years left of 99
2013Ends 2112
99-year lease from 21 Jan 2013. About 85 years remain as of Nov 2026.
Source: Condo master (URA caveats)
05 — Unit mix
The Glades floor plans by bedroom type
40 layouts, from a 452 sq ft 1-bedroom to a 2,594 sq ft 5-bedroom. Pick a type to see its floor plans.
Bedroom typeLayoutsSize range
2-Bedroom
12
570 – 904 sq ft
12 layouts · 570 – 904 sq ft
B9 · Type B9-P · Type B10 · Type B10-P667 sq ft
B7 · Type B7-P · Type B8 · Type B8-P721 sq ft
B5 · Type B5-P · Type B6 · Type B6-P667 sq ft
B3 · Type B3-P · Type B4 · Type B4-P678 sq ft
B1 · Type B1-P · Type B2 · Type B2-P721 sq ft
Bc3 · Type Bc3-P · Type Bc4 · Type Bc4-P624 sq ft
Bc1 · Type Bc1-P · Type Bc2 · Type Bc2-P581 sq ft
B8-L · Type B9-L861 sq ft
B6-L · Type B7-L883 sq ft
B4-L · Type B5-L861 sq ft
BC4-L · Type B2-L689 sq ft
BS1 · Type BS1-P · Type BS2 · Type BS2-P624 sq ft
3-Bedroom
11
840 – 1,249 sq ft
11 layouts · 840 – 1,249 sq ft
C8 · Type C8-P1,023 sq ft
C6 · Type C6-P · Type C7 · Type C7-P1,001 sq ft
C4 · Type C4-P · Type C5 · Type C5-P1,012 sq ft
C2 · Type C2-P · Type C3 · Type C3-P1,033 sq ft
Cc5 · Type Cc5-P · Type C1850 sq ft
Cc3 · Type Cc3-P · Type Cc4 · Type Cc4-P861 sq ft
Cc1 · Type Cc1-P · Type Cc2 · Type Cc2-P840 sq ft
C6-L1,055 sq ft
Cc3-L · Type Cc4-L1,055 sq ft
Cc1-L · Type Cc2-L926 sq ft
B3-L872 sq ft
Source: Developer floor plans; bedroom counts read by Stacked
06 — Location
Near The Glades
MRT stations
EW Tanah Merah
400 m · 5 min walk
TE Bedok South
1.6 km · 20 min walk
DTTE Sungei Bedok
1.7 km · 20 min walk
DTCG Expo
2.2 km · 26 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 2 km
St. Anthony's Canossian Primary School
1.1 km · 20 min walk
Temasek Primary SchoolPopular
1.2 km · 18 min walk
Bedok Green Primary School
1.2 km · 18 min walk
Changkat Primary School
1.5 km · 26 min walk
Red Swastika SchoolPopular
1.7 km · 29 min walk
Fengshan Primary School
1.9 km · 29 min walk
Yu Neng Primary School
2.0 km · 33 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
4.0 km · 48 min
Clinic
Paddington Medical Clinic
650 m · 8 min
Supermarket
Cold Storage / Giant
660 m · 8 min
Hawker centre
New Upper Changi Road Blk 58
1.1 km · 13 min
Source: OneMap walking routes, Nov 2026
07 — Nearby
Condos and supply around The Glades
Closest condos
Optima @ Tanah Merah170 m · 2012 · 99-yr from 2008
avg $1.72M$1,642 psf
Sceneca Residence310 m · 2026 · 99-yr
avg $1.95M$2,326 psf
Casa Merah350 m · 2009 · 99-yr from 2006
avg $1.98M$1,519 psf
Stratford Court360 m · 1998 · 99-yr from 1995
avg $1.71M$1,131 psf
New launches within 2 km
Bagnall Haus1.1 km · Freehold
avg $3.08M$2,605 psf
Rivelle Tampines1.8 km · 99-yr
avg $2.01M$1,933 psf
Vela Bay1.9 km · 99-yr
avg $2.37M$2,870 psf
Upcoming supply
Bedok Rise110 m · about 361 units · 2.03 ha
Awarded · $14,315 psm GFA · Dec 2025
Bayshore Drive1.5 km · about 1,658 units · 5.74 ha
Awarded · $14,244 psm GFA · Jul 2026
Bayshore Road1.8 km · about 490 units · 1.05 ha
Awarded · $14,945 psm GFA · Mar 2025
New Upper Changi Road2.0 km · about 983 units · 3.16 ha
Awarded · $16,545 psm GFA · Sep 2026
Source: URA transactions; URA land sales; OneMap distances, Nov 2026
08 — From Stacked
Read more about The Glades
Feb 2026
Why Buyers in the Same Condo Ended Up With Very Different Results
Nov 2023
Here's Why These Condos Lost Money Despite Buying At A Property Market Low
Feb 2022
Analysing Unprofitable Condos: 6 Reasons Why Urban Vista Has Performed Poorly
Jun 2025
Why Kingsford Hillview Peak Underperformed—Despite Its MRT Location And “Good” Entry Price
May 2024
Can A Leasehold Landed Property Be Profitable? (And Some Other Surprising Examples)
Apr 2024
I’ve Lived At Urban Vista In Tanah Merah For 6 Years: Here’s My Review Of What It’s Like To Live Next To An MRT
13 more articles mention The Glades.
Source: Stacked Homes editorial
09 — FAQ
Questions about The Glades
How many years are left on the lease at The Glades?
About 85 years. It is a 99-year lease from 2013.
When was The Glades completed?
2016.
How many units does The Glades have?
726 units, up to 12 storeys.
What sizes are the 1-bedroom units?
452 to 710 sq ft across five layouts.
What is the price psf at The Glades?
34 sales in the last 12 months averaged $1,736 psf, ranging from $1,282 to $1,939 psf.
What did the latest sale go for?
A 689 sq ft unit sold for $1.22M ($1,766 psf) on 15 Oct 2026.
How much is the rent at The Glades?
Leases starting Sep 2025–Aug 2026 had a median rent of $3,500 a month ($3,000 for a 1-bedroom, $3,600 for a 2-bedroom and $4,500 for a 3-bedroom). That is an estimated gross yield of about 3.3%, before costs.
What is the nearest MRT station?
Tanah Merah (EW), a 5-minute walk (400 m). Bedok South (TE) is 1.6 km away.
Who developed The Glades?
Sherwood Development Pte Ltd.
Answers generated from the data on this page, Nov 2026