Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.
Upcoming MRT
0.4 km from Bedok South (TEL Stage 5), opening 2026 · ~6 min walk
| Total units | 62 |
|---|---|
| Blocks | 2 |
| Size range | 915–2,551 sqft |
| Bedrooms | Units | Share |
|---|---|---|
| 2-bedroom | 24 | 39% |
| 3-bedroom | 32 | 52% |
| 4-bedroom | 6 | 10% |
haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.
| Bedrooms | Gross yield | Est. price | Leases (12m) |
|---|---|---|---|
| 2 BR | ~1.7%· low sample (4 leases, 1 sale) | ~$2.58M | 4 |
Relevant market insights
Ranks in the bottom half for redevelopment interest among private condos.
BLEU @ EAST COAST is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.
Driven by: average unit ~1,304 sqft · 62 units (consent difficulty)
Based on 4 comparable past collective-sale deals (EAST COAST VILLE 2006, EAST SHORE COURT 2011, RAMBUTAN MANSIONS 2007).
A ranking signal, not advice or a prediction of any specific outcome. How this is calculated
More neighbours are free — or motivated — to sell than at most comparable properties.
haio tracks 61 of 62 units at BLEU @ EAST COAST. 92% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 69% have been held over 10 years.
92%
Free to sell now
56 of 61 tracked · past SSD
100%
Sitting on a gain
54 of 54 resales sold above cost
Showing 10 of 110 total recorded transactions.
| Feb 2026 | 2BR | $2,580,000 | 1,668 | $1,547 | |
| Jun 2025 | 3BR | $2,080,000 | 1,205 | $1,726 | |
| Mar 2025 | 2BR | $1,750,000 | 1,065 | $1,643 | |
| Aug 2024 | 3BR | $1,930,000 | 1,205 | $1,602 | |
| Jul 2023 | 2BR | $1,400,000 | 1,011 | $1,385 | |
| Oct 2022 | 2BR | $1,470,000 | 1,011 | $1,454 | |
| Sep 2022 | 2BR | $1,450,000 | 1,011 | $1,434 | |
| Jun 2022 | 2BR | $1,515,000 | 1,065 | $1,423 | |
| May 2022 | 4BR | $2,650,000 | 2,551 | $1,039 | |
| Mar 2022 | 4BR | $2,525,000 | 2,551 | $990 |
18 condo transactions from other properties within 300 m, newest first.
| Project | Distance | Date | Type | Beds | Price (SGD) | Area (sqft) | PSF |
|---|---|---|---|---|---|---|---|
| Parbury Hill Condominium | 283 m | Jun 2026 | Resale | 3BR | $2,605,000 | 1,453 | $1,793 |
| Parbury Hill Condominium | 283 m | May 2026 | Resale | 3BR | $3,900,000 | 2,195 | $1,777 |
| Parbury Hill Condominium | 283 m | May 2026 | Resale | 2BR | $1,638,000 | 936 | $1,750 |
| Riviera Residences | 289 m | Apr 2026 | Resale | 2BR | $1,550,000 | 785 | $1,975 |
| Sea Pavilion Residences | 241 m | Mar 2026 | Resale | 1BR | $960,000 | 441 | $2,177 |
| The Daffodil | 61 m | Feb 2026 | Resale | 2BR | $1,500,000 | 990 | $1,515 |
| The Daffodil | 61 m | Feb 2026 | Resale | 1BR | $1,151,888 | 742 | $1,552 |
| The Daffodil | 61 m | Jan 2026 | Resale | 2BR | $1,530,000 | 1,001 | $1,528 |
| Idyllic East | 108 m | Oct 2025 | Resale | 4BR | $2,430,000 | 1,840 | $1,321 |
| Riviera Residences | 289 m | Oct 2025 | Resale | 3BR | $2,750,000 | 1,442 | $1,907 |
| Riviera Residences | 289 m | Jun 2025 | Resale | 3BR | $2,950,000 | 1,603 | $1,840 |
| The Calypso | 209 m | May 2025 | Resale | 2BR | $1,385,000 | 764 | $1,813 |
| The Calypso | 209 m | Aug 2023 | Resale | 2BR | $1,280,000 | 764 | $1,675 |
| The Calypso | 209 m | Jul 2023 | Resale | 3BR | $1,780,000 | 1,184 | $1,503 |
| Sea Pavilion Residences | 241 m | Apr 2023 | Resale | 1BR | $955,000 | 441 | $2,166 |
| Idyllic East | 108 m | Jan 2023 | Resale | 4BR | $2,400,000 | 1,905 | $1,260 |
| Idyllic East | 108 m | Oct 2021 | Resale | 2BR | $1,300,000 | 979 | $1,328 |
| Sea Pavilion Residences | 241 m | 08-12-2018 | New Sale | 3BR | $1,580,000 | 904 | $1,748 |
Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for BLEU @ EAST COAST
| 01 | 02 | 03 | 04 | 05 | 06 | 07 | |
|---|---|---|---|---|---|---|---|
| 05 | #05-012,1964BR | #05-032,5514BR | #05-051,0232BR | #05-072,5514BR | |||
| 04 | #04-019152BR | #04-021,0662BR | #04-031,2163BR | #04-041,1733BR | #04-051,0232BR | #04-061,1733BR | #04-071,2063BR |
| 03 | #03-019152BR | #03-021,0662BR | #03-031,2163BR | #03-041,1733BR | #03-051,0232BR | #03-061,1733BR | #03-071,2063BR |
| 02 | #02-019152BR | #02-021,0662BR | #02-031,2163BR | #02-041,1733BR | #02-051,0232BR | #02-061,1733BR | #02-071,2063BR |
| 01 | #01-021,6682BR | #01-031,5503BR | #01-041,3463BR | #01-061,3463BR | #01-071,6683BR |
10 realized resale exits at BLEU @ EAST COAST over the 5y window — 10 profitable, 0 at a loss, a median 5.22%/yr.
| Unit Type | Exits | Med Holding | Med PSF Buy | Med PSF Sell | Med Profit | Med Annualised |
|---|---|---|---|---|---|---|
| 3BR | 5 | 16y 0m | $641 | $1,434 | S$821,800 | 5.25% |
| 4BR | 2 | 18y 3m | $661 | $1,664 | S$1,208,600 | 5.18% |
| 5BR+ | 3 | 15y 7m | $502 | $1,039 | S$1,369,400 | 4.77% |
| Total | 10 | 16y 4m | $635 | $1,444 | S$1,106,650 | 5.22% |
No loss-making resales in this window — every matched exit sold above its matched entry price.
Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.
Exit Audience is a haio+ feature
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BLEU @ EAST COASThas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=61 traced current owners, 100.0% unit-exact.
the Exit-Risk band is a haio+ feature
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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated
When direct sun lands on a West-facing window at BLEU @ EAST COAST, for the date you pick.
Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.
Estimated from solar geometry — nearby buildings and blockage are not modelled.
Anchored to this project's estimated price (~S$2M, the median of recent sale transactions at BLEU @ EAST COAST) — drag to explore what else that budget buys across Singapore.
29 within 1 km
| 61 m | The Daffodil | FH | 1998 | $1,550 |
| 108 m | Idyllic East | FH | 2010 | $1,321 |
| 209 m | The Calypso | FH | 2005 | $1,813 |
| 241 m | Sea Pavilion Residences | FH | 2021 | $2,177 |
| 283 m | Parbury Hill Condominium | FH | 1997 | $1,746 |
| 289 m | Riviera Residences | FH | 2007 | $1,941 |
| 308 m | Venezio | FH | 2006 | $1,516 |
| 341 m | Balcon East | FH | — | — |
| 341 m | Aldea Blanca | FH | 1985 | — |
| 419 m | The Baycourt | FH | 1994 | $1,569 |
Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.
Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.
MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.
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