EAST MEWS is a freehold development along MOUNTBATTEN ROAD in District 15 (Katong / Joo Chiat), part of the RCR segment of Singapore's private residential market. The project comprises 18 units and is TOP 2007.
This profile draws on 3 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.
At roughly 19 years from TOP, EAST MEWS is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 15 (Katong / Joo Chiat), the immediate context for EAST MEWS 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 3 sales and 21 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the EAST MEWS dashboard.
- Average sale price: $2,090,000 across 3 transactions
- Estimated gross rental yield: 2.6%
- District 15 PSF ranking: Above average (top 47%)
- Freehold tenure · RCR · D15 · 18 units
About EAST MEWS
EAST MEWS is a freehold condominium, located at MOUNTBATTEN ROAD in District 15 (Joo Chiat, Amber Road, Katong) (Rest of Central Region), comprising 18 residential units, completed in 2007.
As a freehold property, EAST MEWS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at EAST MEWS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 2 | $1,732 psf | $1,890,000 |
| 5+ BR | 1 | $1,162 psf | $2,490,000 |
Sales Market Overview
EAST MEWS has recorded 3 sale transactions with an average transaction price of $2,090,000, ranging from $1,800,000 to $2,490,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,162 psf | $2,490,000 | — |
| 2025 | 1 | $1,624 psf | $1,800,000 | ↑ 39.7% |
| 2026 | 1 | $1,839 psf | $1,980,000 | ↑ 13.3% |
EAST MEWS ranks in the top 47% of condos in District 15 by average PSF.
Compared to the RCR average of $2,047 psf, EAST MEWS trades 24.7% below the segment benchmark.
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Rental Market Overview
EAST MEWS has recorded 21 rental transactions with monthly rents averaging $4,590/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 21 | $4,590/mo | $3,300/mo | $5,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 2 | $3,350/mo |
| 2022 | 2 | $3,800/mo |
| 2023 | 7 | $4,914/mo |
| 2024 | 7 | $4,929/mo |
| 2025 | 2 | $4,400/mo |
| 2026 | 1 | $4,400/mo |
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Investment Analysis
Based on average rents and sale prices, EAST MEWS delivers an estimated gross rental yield of 2.6%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 MEWS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- EAST MEWS
- Tanjong Katong MRT
- Marine Parade MRT
- Dakota MRT
- CHIJ (Katong) Primary
- Tanjong Katong Primary School
- Tao Nan School
Nearby MRT Stations
EAST MEWS is 610m from Tanjong Katong MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tanjong Katong | TE25 | Thomson-East Coast Line | 610m |
| Marine Parade | TE26 | Thomson-East Coast Line | 720m |
| Dakota | CC8 | Circle Line | 1.3 km |
Nearby Schools
There are 14 schools within 2 km of EAST MEWS, including 8 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ (Katong) Primary | Primary | 300m |
| Tanjong Katong Primary School | Primary | 430m |
| Tao Nan School | Primary | 460m |
| Broadrick Secondary School | Secondary | 560m |
| EtonHouse International School (Broadrick) | International | 560m |
| Canadian International School (Tanjong Katong) | International | 570m |
| Tanjong Katong Girls' School | Secondary | 640m |
| Haig Girls' School | Primary | 890m |
| Canossa Catholic Primary School | Primary | 1.6 km |
| Kong Hwa School | Primary | 1.6 km |
| Geylang Methodist School (Secondary) | Secondary | 1.7 km |
| Geylang Methodist School (Primary) | 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.
Walking-distance MRT. Tanjong Katong is about 0.61km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 18 units, EAST MEWS 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. CHIJ (Katong) Primary sits about 0.30km 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 3 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 MEWS 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. 3 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 MEWS?
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Is EAST MEWS freehold or leasehold?
How far is the nearest MRT from EAST MEWS?
What is the tenure of EAST MEWS?
How does EAST MEWS compare to other projects in the district?
What stamp duty applies for a foreign buyer of EAST MEWS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions analysed
- Rental data: 21 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 MEWS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.