EAST SHINE is a freehold development along LORONG MELAYU in District 14 (Geylang / Eunos), part of the OCR segment of Singapore's private residential market. The project comprises 25 units and is TOP 2004.
This profile draws on 1 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 22 years from TOP, EAST SHINE 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 14 (Geylang / Eunos), the immediate context for EAST SHINE 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 1 sales and 34 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the EAST SHINE dashboard.
- Average sale price: $1,450,000 across 1 transactions
- Estimated gross rental yield: 3.1%
- District 14 PSF ranking: Above average (top 31%)
- Freehold tenure · OCR · D14 · 25 units
About EAST SHINE
EAST SHINE is a freehold condominium, located at LORONG MELAYU in District 14 (Geylang, Eunos) (Outside Central Region), developed by FRAGRANCE LAND PTE LTD, comprising 25 residential units, completed in 2004.
As a freehold property, EAST SHINE does not face lease decay concerns.
Sales Market Overview
EAST SHINE has recorded 1 sale transactions with an average transaction price of $1,450,000, ranging from $1,450,000 to $1,450,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2024 | 1 | $1,480 psf | $1,450,000 | — |
EAST SHINE ranks in the top 31% of condos in District 14 by average PSF.
Compared to the OCR average of $1,550 psf, EAST SHINE trades 4.5% below the segment benchmark.
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Rental Market Overview
EAST SHINE has recorded 34 rental transactions with monthly rents averaging $3,749/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 34 | $3,749/mo | $2,600/mo | $4,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 5 | $2,770/mo |
| 2022 | 9 | $3,506/mo |
| 2023 | 6 | $4,175/mo |
| 2024 | 6 | $4,017/mo |
| 2025 | 8 | $4,113/mo |
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Investment Analysis
Based on average rents and sale prices, EAST SHINE delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 14
Side-by-side comparison against the most actively traded condos in District 14 (Geylang, Eunos):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC ESTA | 99 yrs lease commencing from 2018 | 1399 | $2,184 psf | 477 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 1024 | $1,762 psf | 365 |
| PENROSE | 99 yrs lease commencing from 2019 | 566 | $1,928 psf | 352 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 697 | $1,326 psf | 233 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 265 | $1,833 psf | 227 |
Location Map
Map shows EAST SHINE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- EAST SHINE
- Kembangan MRT
- Eunos MRT
- Kaki Bukit MRT
- Ubi MRT
- Canossa Catholic Primary School
- Telok Kurau Primary School
- Chung Cheng High School (Main)
Nearby MRT Stations
EAST SHINE is 400m from Kembangan MRT (East-West Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Kembangan | EW6 | East-West Line | 400m |
| Eunos | EW7 | East-West Line | 830m |
| Kaki Bukit | DT28 | Downtown Line | 1.4 km |
| Ubi | DT27 | Downtown Line | 1.4 km |
Nearby Schools
There are 7 schools within 2 km of EAST SHINE.
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | Primary | 1.1 km |
| Telok Kurau Primary School | Primary | 1.2 km |
| Chung Cheng High School (Main) | Secondary | 1.8 km |
| Tanjong Katong Girls' School | Secondary | 1.9 km |
| Canadian International School (Tanjong Katong) | International | 1.9 km |
| Broadrick Secondary School | Secondary | 2.0 km |
| EtonHouse International School (Broadrick) | International | 2.0 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. Kembangan sits about 0.40km 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 25 units, EAST SHINE 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. Canossa Catholic Primary School sits about 1.10km 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 1 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 SHINE combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 1 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 SHINE?
What is the rental yield for EAST SHINE?
Is EAST SHINE freehold or leasehold?
How far is the nearest MRT from EAST SHINE?
What is the tenure of EAST SHINE?
How does EAST SHINE compare to other projects in the district?
What stamp duty applies for a foreign buyer of EAST SHINE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 1 transactions analysed
- Rental data: 34 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 SHINE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.