Archipelago
Archipelago is a condominium in District 16 (Bedok / Upper East Coast), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,636 psf from 27 sales.
At a glance
- District
- District 16 (Bedok / Upper East Coast)
- Region
- Outside Central Region
- Type
- Condominium
- Tenure
- 99-year lease from 2011, about 84 years left
- Completed
- 2015, about 11 years old
What the prices say
The median home in Archipelago sold for S$1,540,000: the middle of 27 sales in the 12 months to August 2026.
That is a little above the middle condo project in District 16 (Bedok / Upper East Coast), which sold at S$1,534 psf across 56 projects: about 7% higher. By price per square foot it ranks 16th of the 36 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$1,167 psf in 2021 (63 sales) and S$1,636 psf in 2026 so far (19 sales), up about 40%. The highest year in the record was 2025 at S$1,602 psf.
By unit size (24 months): under 600 sq ft at S$1,624 psf, 600 to 899 sq ft at S$1,605 psf, 900 to 1,199 sq ft at S$1,612 psf, 1,200 to 1,499 sq ft at S$1,672 psf and 1,500 sq ft and over at S$1,471 psf. Smaller homes cost more per square foot than larger ones.
Against similar projects in the district
This project and the three others in District 16 (Bedok / Upper East Coast) whose median over the last 12 months is closest to Archipelago's S$1,636 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,646 psf, about the same as Archipelago (within 1%).
| Project | Median price per sq ft | Sales |
|---|---|---|
| Archipelago | S$1,636 psf | 27 |
| Urban Vista | S$1,632 psf | 32 |
| Waterfront Isle | S$1,646 psf | 21 |
| Waterfront Waves | S$1,670 psf | 8 |
What sells here
27 homes sold in the last 12 months, up from 25 in the 12 months before.
The most common size was 600 to 899 sq ft, with 15 of the 52 sales in the last 24 months.
None of the 52 sales in the last 24 months were first sales of new units: all 52 were resales.
The first new sale in our records was in December 2011.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$3,900 a month (113 contracts). That is the same as the district's S$3,903.
Over the 24 months the median rent was S$3,850 (227 contracts), about the same as the latest 12 months, within 2%.
By bedrooms: 1 bedroom S$3,000 (38), 2 bedrooms S$3,900 (41), 3 bedrooms S$5,350 (24) and 4 or more bedrooms S$7,050 (10). The figure in brackets is the number of contracts.
Setting rent against price for 600 to 899 sq ft homes (34 rentals and 10 resale or sub-sale transactions) gives a gross yield estimate of 3.3%: a median rent of S$3,800 a month against a median price of S$1,367,500. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Across 3 size ranges the estimate runs from 2.7% to 3.9%.
900 to 1,199 sq ft: 3.9% (rent S$5,300 a month, price S$1,648,000) and 1,500 sq ft and over: 2.7% (rent S$7,000 a month, price S$3,100,000).
Age and lease
13 other projects in District 16 (Bedok / Upper East Coast) were completed within 5 years of Archipelago and have a price. Their middle price was S$1,672 psf, about the same as Archipelago (within 3%).
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Archipelago. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Archipelago?
S$1,636 psf in the 12 months to August 2026, from 27 sales. For the median home that is S$1,540,000.
How many homes sold in Archipelago?
27 in the last 12 months and 52 in the last 24 months, across all sale types.
What do homes in Archipelago rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$3,900 a month, from 113 contracts.
What is the rental yield in Archipelago?
Between 2.7% and 3.9% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in Archipelago?
It is a 99-year lease from 2011, which leaves about 84 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,636 psf | S$1,540,000 | 27 |
| Last 24 months | S$1,592 psf | S$1,644,000 | 52 |
| Last 5 years | S$1,478 psf | S$1,398,800 | 131 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$1,167 psf | 63 |
| 2022 | S$1,327 psf | 31 |
| 2023 | S$1,469 psf | 17 |
| 2024 | S$1,526 psf | 28 |
| 2025 | S$1,602 psf | 24 |
| 2026 (to August) | S$1,636 psf | 19 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,592 psf | 52 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| Under 600 sq ft | S$1,624 psf | 8 |
| 600 to 899 sq ft | S$1,605 psf | 15 |
| 900 to 1,199 sq ft | S$1,612 psf | 10 |
| 1,200 to 1,499 sq ft | S$1,672 psf | 5 |
| 1,500 sq ft and over | S$1,471 psf | 14 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for Archipelago, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$3,900 a month | 113 |
| Last 24 months | S$3,850 a month | 227 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | S$3,000 a month | 38 | S$3,000 a month |
| 2 bedrooms | S$3,900 a month | 41 | S$3,900 a month |
| 3 bedrooms | S$5,350 a month | 24 | S$5,450 a month |
| 4 or more bedrooms | S$7,050 a month | 10 | S$7,300 a month |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 16 (Bedok / Upper East Coast)
- Rents for every district, by size
- Rent against price for Archipelago, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Archipelago, with a likely range and the recent sales behind it. Sign in is free.
Open Archipelago in Condo AtlasOther condos in District 16 (Bedok / Upper East Coast)
- Bagnall Court
- Bagnall Haus
- Balcon East
- Bayshore Park
- Baywater
- Bedok Court
- Bedok Residences
- Bleu @ East Coast
- Breeze by the East
- Casa Flora
- Casa Merah
- Casa Nassau
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.