EAST GROVE is a freehold development along EAST COAST ROAD in District 15 (Katong / Joo Chiat), part of the OCR segment of Singapore's private residential market. The project comprises 9 units and is an established secondary-market project.
This profile draws on 2 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 GROVE 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 2 sales and 51 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the EAST GROVE dashboard.
- Average sale price: $1,415,000 across 2 transactions
- Estimated gross rental yield: 3.1%
- District 15 PSF ranking: Mid-range (top 58%)
- Freehold tenure · OCR · D15 · 9 units
About EAST GROVE
EAST GROVE is a freehold condominium, located at EAST COAST ROAD in District 15 (Joo Chiat, Amber Road, Katong) (Outside Central Region), comprising 9 residential units.
As a freehold property, EAST GROVE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at EAST GROVE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,507 psf | $1,330,000 |
| 3 BR | 1 | $1,422 psf | $1,500,000 |
Sales Market Overview
EAST GROVE has recorded 2 sale transactions with an average transaction price of $1,415,000, ranging from $1,330,000 to $1,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2024 | 1 | $1,422 psf | $1,500,000 | — |
| 2025 | 1 | $1,507 psf | $1,330,000 | ↑ 6.0% |
EAST GROVE ranks in the top 58% of condos in District 15 by average PSF.
Compared to the OCR average of $1,550 psf, EAST GROVE trades 5.5% below the segment benchmark.
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Rental Market Overview
EAST GROVE has recorded 51 rental transactions with monthly rents averaging $3,668/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 51 | $3,668/mo | $2,250/mo | $5,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 6 | $2,825/mo |
| 2022 | 13 | $3,054/mo |
| 2023 | 9 | $3,867/mo |
| 2024 | 4 | $4,475/mo |
| 2025 | 13 | $4,119/mo |
| 2026 | 6 | $4,025/mo |
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Investment Analysis
Based on average rents and sale prices, EAST GROVE delivers an estimated gross rental yield of 3.1%. 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 GROVE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- EAST GROVE
- Marine Terrace MRT
- Marine Parade MRT
- Kembangan MRT
- Telok Kurau Primary School
- Chung Cheng High School (Main)
- Canadian International School (Tanjong Katong)
Nearby MRT Stations
EAST GROVE is 240m from Marine Terrace MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Marine Terrace | TE27 | Thomson-East Coast Line | 240m |
| Marine Parade | TE26 | Thomson-East Coast Line | 1.0 km |
| Kembangan | EW6 | East-West Line | 1.4 km |
Nearby Schools
There are 13 schools within 2 km of EAST GROVE, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | Primary | 460m |
| Chung Cheng High School (Main) | Secondary | 1.1 km |
| Canadian International School (Tanjong Katong) | International | 1.3 km |
| Tanjong Katong Girls' School | Secondary | 1.3 km |
| East Coast Primary School | Primary | 1.4 km |
| Global Indian International School (GIIS East Coast) | International | 1.4 km |
| CHIJ (Katong) Primary | Primary | 1.4 km |
| Broadrick Secondary School | Secondary | 1.4 km |
| EtonHouse International School (Broadrick) | International | 1.4 km |
| Canossa Catholic Primary School | Primary | 1.6 km |
| Tao Nan School | Primary | 1.6 km |
| Tanjong Katong Primary School | Primary | 1.8 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Marine Terrace sits about 0.24km 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 9 units, EAST GROVE 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 0.46km 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 2 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": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"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": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: EAST GROVE hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 2 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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 GROVE?
What is the rental yield for EAST GROVE?
Is EAST GROVE freehold or leasehold?
How far is the nearest MRT from EAST GROVE?
What is the tenure of EAST GROVE?
How does EAST GROVE compare to other projects in the district?
What stamp duty applies for a foreign buyer of EAST GROVE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 2 transactions analysed
- Rental data: 51 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 GROVE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.