East Meadows occupies a mature, leafy pocket of District 16, threading the boundary between Bedok’s established HDB heartland and the Upper East Coast / Eastwood landed enclave. Completed in 2001 as a Far East Organization development on a 99-year lease commencing 1998, the 482-unit project is one of the larger family-oriented condominiums in the Bedok corridor and benefits from a deep operational track record at MCST level. For 2026 buyers triangulating between mature-estate liveability and the lease-decay arithmetic of an OCR leasehold with roughly 71 years remaining, East Meadows presents a distinctive set of trade-offs. This review reads what the URA caveats, the surrounding District 16 market, and the project’s structural attributes suggest about who East Meadows is — and isn’t — for.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 16 spans Bedok, Upper East Coast, Eastwood, Siglap and Bayshore, a stretch of Singapore’s east that has matured into one of the island’s most lifestyle-balanced residential corridors. Bedok itself is a regional centre under the URA Master Plan, with Bedok Mall, the Bedok Integrated Complex (library, hawker centre, sports complex) and Heartbeat@Bedok anchoring the heartland economy. East Coast Park — ten kilometres of beachfront, cycling paths and recreational infrastructure — is within short driving or cycling reach, and the Changi Business Park employment node sits five minutes away by car via the ECP. Rail connectivity comes from Tanah Merah MRT (East-West Line) and Bedok MRT, with the upcoming Thomson-East Coast Line extension at Bedok South and Sungei Bedok stations adding network depth to the south-east. Against this backdrop, East Meadows’ 77 sales transactions on file provide a moderate evidence base for price discovery; buyers should cross-reference recent caveats on the URA private property transactions portal and benchmark against neighbouring projects via the price heatmap and the wider District 16 dashboard.
We track 76 sales and 389 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the EAST MEADOWS dashboard.
- Average sale price: $1,426,936 across 76 transactions
- Estimated gross rental yield: 3.3%
- District 16 PSF ranking: Value tier (top 78%)
- 99 yrs lease commencing from 1998 · OCR · D16 · 482 units
About EAST MEADOWS
EAST MEADOWS is a 99 yrs lease commencing from 1998 condominium, located at TANAH MERAH KECHIL ROAD in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by FAR EAST ORGANIZATION, comprising 482 residential units, completed in 2001.
With approximately 71 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at EAST MEADOWS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $1,138 psf | $1,014,333 |
| 3 BR | 58 | $1,139 psf | $1,394,158 |
| 4 BR | 15 | $1,190 psf | $1,636,200 |
Sales Market Overview
EAST MEADOWS has recorded 76 sale transactions with an average transaction price of $1,426,936, ranging from $950,000 to $2,050,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 12 | $994 psf | $1,218,074 | — |
| 2022 | 23 | $1,071 psf | $1,310,261 | ↑ 7.7% |
| 2023 | 13 | $1,169 psf | $1,501,299 | ↑ 9.1% |
| 2024 | 13 | $1,255 psf | $1,574,338 | ↑ 7.4% |
| 2025 | 9 | $1,291 psf | $1,582,556 | ↑ 2.9% |
| 2026 | 6 | $1,272 psf | $1,578,000 | ↓ 1.5% |
EAST MEADOWS ranks in the top 78% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, EAST MEADOWS trades 25.9% below the segment benchmark.
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Rental Market Overview
EAST MEADOWS has recorded 389 rental transactions with monthly rents averaging $3,958/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 43 | $3,287/mo | $2,400/mo | $4,200/mo |
| 3 BR | 336 | $4,018/mo | $2,700/mo | $5,700/mo |
| 4 BR | 10 | $4,858/mo | $3,800/mo | $6,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 87 | $3,163/mo |
| 2022 | 79 | $3,519/mo |
| 2023 | 72 | $4,426/mo |
| 2024 | 76 | $4,404/mo |
| 2025 | 54 | $4,470/mo |
| 2026 | 21 | $4,371/mo |
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Investment Analysis
Based on average rents and sale prices, EAST MEADOWS delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 16
Side-by-side comparison against the most actively traded condos in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PINERY RESIDENCES | 99 years leasehold | — | $2,550 psf | 549 |
| VELA BAY | 99 years leasehold | — | $2,869 psf | 371 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 268 | $2,084 psf | 269 |
| THE BAYSHORE | 99-year leasehold | 1038 | $1,232 psf | 245 |
| THE GLADES | 99 yrs lease commencing from 2013 | 726 | $1,613 psf | 226 |
Location Map
Map shows EAST MEADOWS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- EAST MEADOWS
- Tanah Merah MRT
- Sungei Bedok MRT
- Bedok South MRT
- Bedok North Secondary School
- Bedok Green Primary School
- Fengshan Primary School
Nearby MRT Stations
EAST MEADOWS is 250m from Tanah Merah MRT (East-West Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tanah Merah | EW4 | East-West Line | 250m |
| Sungei Bedok | TE31 | Thomson-East Coast Line | 1.1 km |
| Bedok South | TE30 | Thomson-East Coast Line | 1.2 km |
Nearby Schools
There are 15 schools within 2 km of EAST MEADOWS, including 8 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bedok North Secondary School | Secondary | 250m |
| Bedok Green Primary School | Primary | 430m |
| Fengshan Primary School | Primary | 530m |
| Casuarina Primary School | Primary | 560m |
| Ping Yi Secondary School | Secondary | 670m |
| Yu Neng Primary School | Primary | 730m |
| Bedok View Secondary School | Secondary | 740m |
| Opera Estate Primary School | Primary | 910m |
| Bedok South Secondary School | Secondary | 1.2 km |
| Park View Primary School | Primary | 1.4 km |
| Dunman High School | Secondary | 1.6 km |
| Dunman High School (JC) | Jc | 1.6 km |
- Mature-estate liveability: Bedok’s amenity stack — Bedok Mall, Bedok Point, Bedok hawker centre, the Heartbeat@Bedok civic complex — is one of the deepest in the east region, supporting a daily-life convenience profile that newer-launch suburbs cannot replicate for at least a decade.
- Far East Organization pedigree: As Singapore’s largest private property developer, Far East’s MCST handover quality, defect-rectification track record and resale-market familiarity are well understood by both buyers and bankers.
- Family-school catchment: Primary schools including Temasek Primary and Red Swastika, plus Bedok View Secondary, Bedok South Secondary and Temasek Secondary, give the project a credible Primary 1 ballot logic for upgrading families — the kind of fundamental that anchors owner-occupier resale demand across cycles.
- Changi Business Park rental catchment: The CBP tenant pool — banking back-office, aviation, logistics and tech professionals — provides a structurally defensible rental demand stream within a 5–10 minute drive, supplemented by Changi Airport ancillary employment.
- East Coast Park lifestyle: Direct cycling and short-drive access to East Coast Park’s beachfront, F&B and recreational corridor is a quality-of-life differentiator that materially supports owner-occupier retention and resale narrative.
- Scale at 482 units: Large enough to support a full facility footprint and meaningful sinking-fund economies of scale, without crossing into the anonymity of mega-developments above 1,000 units.
- Lease decay at ~71 years remaining: The 99-year tenure commencing 1998 leaves roughly 71 years as of 2026. The pricing curve typically steepens as remaining tenure approaches the 60-year threshold (CPF usage and bank loan caps tighten), which is a 2030s issue rather than 2026 — but it must be modelled into any 10–15 year hold. Run the arithmetic on a lease decay calculator.
- Project age and capex cycle: TOP 2001 means East Meadows is now in its mid-twenties and is moving through the cyclical heavy-capex window — façade refurbishment, lift modernisation, waterproofing and pump-system overhauls — that can lift sinking-fund contributions over the next decade.
- MRT walkability nuance: While Tanah Merah and Bedok MRT both serve the area, neither is within the sub-5-minute covered-walk band that newer transit-oriented projects offer. Buyers prioritising rail-doorstep convenience should verify the walk on site.
- Competition from newer launches: Recent and upcoming launches across Tanah Merah, Bedok South and the Sungei Bedok / Bayshore precincts introduce newer specifications and more efficient layouts that may pressure resale absorption for older 2000s-vintage stock.
- Thin transaction base: Only 77 sales on file means individual outlier caveats can disproportionately move reported averages; price discovery is less granular than at higher-velocity estates.
- Interest-rate sensitivity: Current MAS benchmark rates remain materially above the 2020–2022 trough, compressing leveraged yield. Stress-test affordability via the TDSR calculator.
East Meadows tends to suit buyers whose family logic and holding horizon align with the project’s mature-estate profile rather than buyers chasing the newest specifications or the smallest rentable layouts. Singapore Citizen owner-occupier families — particularly upgraders from Bedok HDB stock seeking school catchment continuity — are the most natural fit, with Temasek Primary, Red Swastika and Bedok View Secondary anchoring the Primary 1 ballot logic. Singapore PR upgraders prioritising East Coast lifestyle and Changi Business Park commute economics can use the affordability calculator and stamp duty calculator to anchor the budget envelope before viewing, while keeping the lease-decay curve front-of-mind for any hold beyond 10 years. SC2 / second-property investors face Additional Buyer’s Stamp Duty per the IRAS ABSD schedule, which raises the entry hurdle materially; the CBP and Changi Airport tenant catchment supports a rental thesis but the after-ABSD breakeven should be modelled on the ROI calculator. Foreign buyers face the highest ABSD tier and should weigh East Meadows primarily on rental yield, school-catchment exit liquidity and tenure-decay arithmetic rather than capital-gains optimism.
East Meadows is not the project to buy if the goal is brand-new fittings, the longest possible tenure, or the smallest most-rentable shoebox unit. It is, however, a credible expression of the “mature east-coast family condominium” thesis — a 482-unit Far East Organization estate with deep amenity stack, a school catchment that anchors owner-occupier demand, and a Changi Business Park rental tailwind, embedded in a district whose lifestyle and infrastructure trajectory the URA Master Plan continues to densify. For buyers whose family logic already points east, whose holding horizon falls within the 10–15 year window before lease-decay pricing begins to bite, and whose budget reflects an OCR mature-estate entry rather than a new-launch premium, the project warrants shortlisting alongside peer comparables on the comparison tool and within the wider District 16 market. As always, individual unit selection — stack, floor, layout efficiency, view — will matter as much as the project-level thesis.
FAQ
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Is EAST MEADOWS 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: 76 transactions analysed
- Rental data: 389 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 MEADOWS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.