EAST BAY GARDENS is a 99 yrs lease commencing from 1995 development along LORONG G TELOK KURAU in District 15 (Katong / Joo Chiat), part of the OCR segment of Singapore's private residential market. The project comprises 40 units and is an established secondary-market project.
This profile draws on 11 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 15 (Katong / Joo Chiat), the immediate context for EAST BAY GARDENS is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 11 sales and 7 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the EAST BAY GARDENS dashboard.
- Average sale price: $1,417,091 across 11 transactions
- Estimated gross rental yield: 3.9%
- District 15 PSF ranking: Value tier (top 98%)
- 99 yrs lease commencing from 1995 · OCR · D15 · 40 units
About EAST BAY GARDENS
EAST BAY GARDENS is a 99 yrs lease commencing from 1995 condominium, located at LORONG G TELOK KURAU in District 15 (Joo Chiat, Amber Road, Katong) (Outside Central Region), comprising 40 residential units.
Sales Market Overview
EAST BAY GARDENS has recorded 11 sale transactions with an average transaction price of $1,417,091, ranging from $1,208,000 to $1,710,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $886 psf | $1,331,667 | — |
| 2022 | 4 | $885 psf | $1,364,500 | ↓ 0.2% |
| 2023 | 1 | $900 psf | $1,540,000 | ↑ 1.7% |
| 2024 | 1 | $968 psf | $1,355,000 | ↑ 7.6% |
| 2025 | 2 | $1,046 psf | $1,620,000 | ↑ 8.0% |
EAST BAY GARDENS ranks in the top 98% of condos in District 15 by average PSF.
Compared to the OCR average of $1,550 psf, EAST BAY GARDENS trades 40.4% below the segment benchmark.
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Rental Market Overview
EAST BAY GARDENS has recorded 7 rental transactions with monthly rents averaging $4,617/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 7 | $4,617/mo | $2,600/mo | $5,900/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $2,600/mo |
| 2022 | 2 | $4,950/mo |
| 2023 | 1 | $4,700/mo |
| 2024 | 2 | $5,160/mo |
| 2026 | 1 | $4,800/mo |
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Investment Analysis
Based on average rents and sale prices, EAST BAY GARDENS delivers an estimated gross rental yield of 3.9%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,537 psf | 909 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 754 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,462 psf | 634 |
| AMBER PARK | Freehold | 592 | $2,544 psf | 392 |
Location Map
Map shows EAST BAY GARDENS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- EAST BAY GARDENS
- Kembangan MRT
- Eunos MRT
- Marine Terrace MRT
- Telok Kurau Primary School
- Canossa Catholic Primary School
- Chung Cheng High School (Main)
Nearby MRT Stations
EAST BAY GARDENS is 320m from Kembangan MRT (East-West Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Kembangan | EW6 | East-West Line | 320m |
| Eunos | EW7 | East-West Line | 1.1 km |
| Marine Terrace | TE27 | Thomson-East Coast Line | 1.3 km |
Nearby Schools
There are 13 schools within 2 km of EAST BAY GARDENS, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | Primary | 590m |
| Canossa Catholic Primary School | Primary | 1.2 km |
| Chung Cheng High School (Main) | Secondary | 1.2 km |
| East Coast Primary School | Primary | 1.5 km |
| Global Indian International School (GIIS East Coast) | International | 1.5 km |
| Tanjong Katong Girls' School | Secondary | 1.7 km |
| Canadian International School (Tanjong Katong) | International | 1.7 km |
| Broadrick Secondary School | Secondary | 1.8 km |
| EtonHouse International School (Broadrick) | International | 1.8 km |
| Temasek Junior College | Jc | 1.8 km |
| Temasek Primary School | Primary | 1.9 km |
| CHIJ (Katong) Primary | Primary | 1.9 km |
Genuine walk-to-MRT access. Kembangan sits about 0.32km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 40 units, EAST BAY GARDENS keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Telok Kurau Primary School sits about 0.59km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 11 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: EAST BAY GARDENS benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 11 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for EAST BAY GARDENS?
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Is EAST BAY GARDENS freehold or leasehold?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 11 transactions analysed
- Rental data: 7 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for EAST BAY GARDENS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.