CONDODistrict 16

GRANDEUR PARK RESIDENCES

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Details

Project: GRANDEUR PARK RESIDENCES
TOP year: 2020
Tenure: 99-year leasehold
Lease start: 2016
Land size: 24,394 sqm (262,576 sqft)
Plot ratio: 2.1
Developer: CEL-Changi Pte. Ltd.
Gross rental yield: ~3.6% · ~$1.34M (est.)
Storeys: 15
Market segment: OCR
Total units: 722
Blocks: 6
District: 16

Upcoming MRT

1.1 km from Bedok South (TEL Stage 5), opening 2026 · ~14 min walk

Sungei Bedok · 1.5 km · 2026

Transactions

Showing 10 of 854

Beds

Period

Size–sqft


Aug 2026	3BR	$1,850,000	883	$2,095
Aug 2026	2BR	$1,130,000	560	$2,018
Aug 2026	5BR+	$2,988,000	1,453	$2,056
May 2026	2BR	$1,140,000	581	$1,962
May 2026	3BR	$2,050,000	980	$2,092
Apr 2026	3BR	$1,870,000	893	$2,094
Apr 2026	3BR	$1,695,000	893	$1,898
Apr 2026	3BR	$1,768,000	883	$2,002
Apr 2026	3BR	$1,748,000	883	$1,980
Apr 2026	2BR	$1,385,000	667	$2,076

Price Action

Flat+2.7%Last 12 months$2,018 psf

Beds

PSF (S$)66 sales · Sep 2024 to Aug 2026

typical range, $1,943 to $2,03812 month medianone sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of GRANDEUR PARK RESIDENCES

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

330

260

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

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Which Projects Make Up The Supply

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	96	13%	420-743 sqft	S$3,100/mo*	~4.3%· low sample (3 sales)	54
2BR	326	45%	549-904 sqft	S$3,600/mo	~3.6%	118
3BR	184	25%	883-1,238 sqft	S$4,800/mo	~3.2%	46
4BR	67	9%	1,130-1,507 sqft	S$6,100/mo*	~3.2%· low sample (1 sale)	9
5BR	47	7%	1,453-1,744 sqft	S$7,500/mo*	~3.1%· low sample (4 sales)	6

2 units not yet in our catalogue.

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

12 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
Sceneca Residence	244 m	Aug 2026	Subsale	3BR	$2,688,000	1,162	$2,313
Sceneca Residence	244 m	Aug 2026	Subsale	2BR	$1,570,000	689	$2,279
Sceneca Residence	244 m	Aug 2026	Subsale	2BR	$1,730,000	754	$2,294
Urban Vista	152 m	Jul 2026	Resale	3BR	$1,400,888	850	$1,648
Urban Vista	152 m	Jul 2026	Resale	3BR	$1,830,000	1,335	$1,371
Urban Vista	152 m	Jul 2026	Resale	2BR	$975,000	603	$1,617
East Meadows	278 m	Jul 2026	Resale	3BR	$1,500,000	1,195	$1,255
East Meadows	278 m	Jul 2026	Resale	3BR	$1,400,000	1,249	$1,121
East Meadows	278 m	Jul 2026	Resale	3BR	$1,430,000	1,195	$1,197
The Tanamera	275 m	Jun 2026	Resale	2BR	$1,528,888	1,324	$1,155
The Tanamera	275 m	May 2026	Resale	3BR	$1,890,000	1,518	$1,245
The Tanamera	275 m	Jan 2026	Resale	2BR	$1,680,000	1,324	$1,269

Nearby Condos

En-Bloc

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

GRANDEUR PARK RESIDENCES was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

Profit & Loss

172 realized resale exits at GRANDEUR PARK RESIDENCES.172 profitable, 0 at a loss.Median 4.02%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	38	6y 5m	$1,514	$1,902	S$189,500	3.72%
2BR	74	7y 3m	$1,456	$1,934	S$290,500	3.93%
3BR	39	6y 5m	$1,375	$1,750	S$409,000	4.29%
4BR	19	7y 4m	$1,315	$1,862	S$761,000	4.75%
5BR+	2	7y 7m	$1,133	$1,619	S$847,000	4.92%
Total	172	7y 0m	$1,434	$1,902	S$289,000	4.02%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Exit Risk

If you bought at GRANDEUR PARK RESIDENCES today: ~$2,018 psf.Resale median, last 12 months, 33 sales.

Where current owners entered (psf)

today ~$2,018

$1,234 p5median $1,461p95 $1,998

Your entry price$2,020 psf

96.6%

≈ top quartile for this project

of current owners entered below $2,018 psf — they could sell below your entry and still profit.

87.6%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

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Transactions: URA caveats and HDB resale records. Not a valuation. URA Master Plan land use via data.gov.sg — Singapore Open Data Licence. Source: Ministry of Education, Singapore — 2025 P1 Registration Exercise. © Ministry of Education, Government of Singapore. MOE P1 past vacancies & balloting data. Transit schedules © LTA; © OpenStreetMap contributors. See methodology for full source detail.

CONDODistrict 16

GRANDEUR PARK RESIDENCES

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GRANDEUR PARK RESIDENCES

Details

Project: GRANDEUR PARK RESIDENCES
TOP year: 2020
Tenure: 99-year leasehold
Lease start: 2016
Land size: 24,394 sqm (262,576 sqft)
Plot ratio: 2.1
Developer: CEL-Changi Pte. Ltd.
Gross rental yield: ~3.6% · ~$1.34M (est.)
Storeys: 15
Market segment: OCR
Total units: 722
Blocks: 6
District: 16

Upcoming MRT

1.1 km from Bedok South (TEL Stage 5), opening 2026 · ~14 min walk

Sungei Bedok · 1.5 km · 2026

Transactions

Showing 10 of 854

Beds

Period

Size–sqft


Aug 2026	3BR	$1,850,000	883	$2,095
Aug 2026	2BR	$1,130,000	560	$2,018
Aug 2026	5BR+	$2,988,000	1,453	$2,056
May 2026	2BR	$1,140,000	581	$1,962
May 2026	3BR	$2,050,000	980	$2,092
Apr 2026	3BR	$1,870,000	893	$2,094
Apr 2026	3BR	$1,695,000	893	$1,898
Apr 2026	3BR	$1,768,000	883	$2,002
Apr 2026	3BR	$1,748,000	883	$1,980
Apr 2026	2BR	$1,385,000	667	$2,076

Price Action

Flat+2.7%Last 12 months$2,018 psf

Beds

PSF (S$)66 sales · Sep 2024 to Aug 2026

typical range, $1,943 to $2,03812 month medianone sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of GRANDEUR PARK RESIDENCES

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

330

260

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

Tap or hover any point

Which Projects Make Up The Supply

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Demand vs supply: a haio+ feature

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	96	13%	420-743 sqft	S$3,100/mo*	~4.3%· low sample (3 sales)	54
2BR	326	45%	549-904 sqft	S$3,600/mo	~3.6%	118
3BR	184	25%	883-1,238 sqft	S$4,800/mo	~3.2%	46
4BR	67	9%	1,130-1,507 sqft	S$6,100/mo*	~3.2%· low sample (1 sale)	9
5BR	47	7%	1,453-1,744 sqft	S$7,500/mo*	~3.1%· low sample (4 sales)	6

2 units not yet in our catalogue.

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

12 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
Sceneca Residence	244 m	Aug 2026	Subsale	3BR	$2,688,000	1,162	$2,313
Sceneca Residence	244 m	Aug 2026	Subsale	2BR	$1,570,000	689	$2,279
Sceneca Residence	244 m	Aug 2026	Subsale	2BR	$1,730,000	754	$2,294
Urban Vista	152 m	Jul 2026	Resale	3BR	$1,400,888	850	$1,648
Urban Vista	152 m	Jul 2026	Resale	3BR	$1,830,000	1,335	$1,371
Urban Vista	152 m	Jul 2026	Resale	2BR	$975,000	603	$1,617
East Meadows	278 m	Jul 2026	Resale	3BR	$1,500,000	1,195	$1,255
East Meadows	278 m	Jul 2026	Resale	3BR	$1,400,000	1,249	$1,121
East Meadows	278 m	Jul 2026	Resale	3BR	$1,430,000	1,195	$1,197
The Tanamera	275 m	Jun 2026	Resale	2BR	$1,528,888	1,324	$1,155
The Tanamera	275 m	May 2026	Resale	3BR	$1,890,000	1,518	$1,245
The Tanamera	275 m	Jan 2026	Resale	2BR	$1,680,000	1,324	$1,269

Nearby Condos

22 within 1 km

This property

$2,002

psf · 66 sales

Lowest

$1,012

psf

Average

$1,422

psf

Highest

$2,067

psf

Grandeur Park Residences sits 41% above the nearby average for the last 2 years of sales.


—	Grandeur Park ResidencesThis property	LH	2020	$2,002
152 m	Urban Vista	LH	2016	$1,587
244 m	Sceneca Residence	LH	2026	$2,067
275 m	The Tanamera	LH	1994	$1,200
278 m	East Meadows	LH	2001	$1,289
322 m	Eco	LH	2017	$1,537
332 m	Optima @ Tanah Merah	LH	2012	$1,502
346 m	Casa Merah	LH	2009	$1,516
396 m	Bedok Court	LH	1985	$1,012
469 m	The Glades	LH	2016	$1,742
502 m	Tanah Merah Mansion	FH	1984	$1,155

Blank where there are no recent sales.

En-Bloc

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

Profit & Loss

172 realized resale exits at GRANDEUR PARK RESIDENCES.172 profitable, 0 at a loss.Median 4.02%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	38	6y 5m	$1,514	$1,902	S$189,500	3.72%
2BR	74	7y 3m	$1,456	$1,934	S$290,500	3.93%
3BR	39	6y 5m	$1,375	$1,750	S$409,000	4.29%
4BR	19	7y 4m	$1,315	$1,862	S$761,000	4.75%
5BR+	2	7y 7m	$1,133	$1,619	S$847,000	4.92%
Total	172	7y 0m	$1,434	$1,902	S$289,000	4.02%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Exit Risk

If you bought at GRANDEUR PARK RESIDENCES today: ~$2,018 psf.Resale median, last 12 months, 33 sales.

Where current owners entered (psf)

today ~$2,018

$1,234 p5median $1,461p95 $1,998

Your entry price$2,020 psf

96.6%

≈ top quartile for this project

of current owners entered below $2,018 psf — they could sell below your entry and still profit.

87.6%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

Where does your window face?

West-facing, through the year

Sun position

7a9a11a1p3p5p7p

Sun off to the sideStraight at the window

September in detail

6 am9 am12 pm3 pm6 pm8 pm

Sun within 60° of this facing
…during the 2–6 pm heat peak

Sun is on a West-facing window: 1:22 pm – 7:06 pm (5 h 44 m total). In the 2–6 pm heat peak: 2:00 pm – 6:00 pm.

Sun at 3:30 pm on 1 Sep: azimuth 282° (WNW), elevation 53°.

What’s Around

Primary Schools

Phase 2Cis the round open to children with no prior link to the school — the one a buyer moving in is subject to. Each row below carries that school’s own most recent 2C outcome, which differs school to school.

School	Distance	Band	Ballot	Applied	Places
Bedok Green Primary SchoolPhase 2C · 30 applied · 195 places	730 m	≤ 1 km	No ballot	30	195
Temasek Primary SchoolPhase 2C · 103 applied · 50 places	740 m	≤ 1 km	Balloted · ≤ 1 km	103	50
Your band is exactly the cut — priority, but contested.
St. Anthony'S Canossian Primary SchoolPhase 2C · 33 applied · 164 places	995 m	≤ 1 km	No ballot	33	164
Within 1 km of block 3; blocks 1 & 5 borderline

4 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
Red Swastika SchoolPhase 2C · 93 applied · 41 places	1.34 km	1–2 km	Balloted · ≤ 1 km	93	41
Did not reach this home's band.
Fengshan Primary SchoolPhase 2C · 93 applied · 69 places	1.44 km	1–2 km	Balloted · 1–2 km	93	69
Your band is exactly the cut — priority, but contested.
Yu Neng Primary SchoolPhase 2C · 60 applied · 44 places	1.54 km	1–2 km	Balloted · ≤ 1 km	60	44
Did not reach this home's band.
Changkat Primary SchoolPhase 2C · 42 applied · 220 places	1.66 km	1–2 km	No ballot	42	220

Amenities

Where Else You Can Buy

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Stack View

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 GRANDEUR PARK RESIDENCES

Beds

	01	02	03	04	05	06	07	08	09	10	11	12	13	14
15	#15-019042BR	#15-028502BR	#15-038502BR	#15-048832BR	#15-058832BR	#15-068502BR	#15-077101BR	#15-087101BR	#15-097101BR	#15-108502BR			#15-137431BR	#15-149042BR
14	#14-016242BR	#14-025812BR	#14-035812BR	#14-046242BR	#14-056242BR	#14-065492BR	#14-074201BR	#14-084201BR	#14-094201BR	#14-105492BR	#14-118933BR	#14-128833BR	#14-134741BR	#14-146242BR
13	#13-016242BR	#13-025812BR	#13-035812BR	#13-046242BR	#13-056242BR	#13-065492BR	#13-074201BR	#13-084201BR	#13-094201BR	#13-105492BR	#13-118933BR	#13-128833BR	#13-134741BR	#13-146242BR
12	#12-016242BR	#12-025812BR	#12-035812BR	#12-046242BR	#12-056242BR	#12-065492BR	#12-074201BR	#12-084201BR	#12-094201BR	#12-105492BR	#12-118933BR	#12-128833BR	#12-134741BR	#12-146242BR
11	#11-016242BR	#11-025812BR	#11-035812BR	#11-046242BR	#11-056242BR	#11-065492BR	#11-074201BR	#11-084201BR	#11-094201BR	#11-105492BR	#11-118933BR	#11-128833BR	#11-134741BR	#11-146242BR
10	#10-016242BR	#10-025812BR	#10-035812BR	#10-046242BR	#10-056242BR	#10-065492BR	#10-074201BR	#10-084201BR	#10-094201BR	#10-105492BR	#10-118933BR	#10-128833BR	#10-134741BR	#10-146242BR
09	#09-016242BR	#09-025812BR	#09-035812BR	#09-046242BR	#09-056242BR	#09-065492BR	#09-074201BR	#09-084201BR	#09-094201BR	#09-105492BR	#09-118933BR	#09-128833BR	#09-134741BR	#09-146242BR
08	#08-016242BR	#08-025812BR	#08-035812BR	#08-046242BR	#08-056242BR	#08-065492BR	#08-074201BR	#08-084201BR	#08-094201BR	#08-105492BR	#08-118933BR	#08-128833BR	#08-134741BR	#08-146242BR
07	#07-016242BR	#07-025812BR	#07-035812BR	#07-046242BR		#07-065492BR	#07-074201BR	#07-084201BR	#07-094201BR	#07-105492BR	#07-118933BR	#07-128833BR	#07-134741BR	#07-146242BR
06	#06-016242BR	#06-025812BR	#06-035812BR	#06-046242BR		#06-065492BR	#06-074201BR	#06-084201BR	#06-094201BR	#06-105492BR	#06-118933BR	#06-128833BR	#06-134741BR	#06-146242BR
05	#05-016242BR	#05-025812BR	#05-035812BR	#05-046242BR		#05-065492BR	#05-074201BR	#05-084201BR	#05-094201BR	#05-105492BR	#05-118933BR	#05-128833BR	#05-134741BR	#05-146242BR
04	#04-016242BR	#04-025812BR	#04-035812BR	#04-046242BR		#04-065492BR	#04-074201BR	#04-084201BR	#04-094201BR	#04-105492BR	#04-118933BR	#04-128833BR	#04-134741BR	#04-146242BR
03	#03-016242BR	#03-025812BR	#03-035812BR	#03-046242BR								#03-128833BR	#03-134741BR	#03-146242BR
02	#02-016242BR	#02-025812BR	#02-035812BR	#02-046242BR								#02-128833BR	#02-134741BR	#02-146242BR
01	#01-016242BR	#01-025812BR	#01-035812BR	#01-046242BR								#01-128833BR	#01-134741BR	#01-146242BR

1BR2BR3BR4BR5BR· tile shows strata sq ft

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Details

Transactions

Price Action

Demand vs Supply

Rental Demand

Unit Mix

Nearby Transactions

Nearby Condos

En-Bloc

Profit & Loss

Exit Risk

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

Details

Transactions

Price Action

Demand vs Supply

Rental Demand

Unit Mix

Nearby Transactions

Nearby Condos

En-Bloc

Profit & Loss

Exit Risk

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

Where does your window face?

West-facing, through the year

September in detail

Commute reach

Stack View