EAST VIEW GARDEN is a freehold development along JALAN KUANG in District 16 (Bedok / Upper East Coast), part of the OCR segment of Singapore's private residential market. The project comprises 60 units and is TOP 1999.
This profile draws on 32 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 16 (Bedok / Upper East Coast), the immediate context for EAST VIEW GARDEN 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 32 sales and 53 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the EAST VIEW GARDEN dashboard.
- Average sale price: $4,588,578 across 32 transactions
- Estimated gross rental yield: 1.2%
- District 16 PSF ranking: Mid-range (top 73%)
- Freehold tenure · OCR · D16 · 60 units
About EAST VIEW GARDEN
EAST VIEW GARDEN is a freehold condominium, located at JALAN KUANG in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by SING DEVELOPMENT PTE LTD, comprising 60 residential units, completed in 1999.
As a freehold property, EAST VIEW GARDEN does not face lease decay concerns.
Sales Market Overview
EAST VIEW GARDEN has recorded 32 sale transactions with an average transaction price of $4,588,578, ranging from $1,350,000 to $8,018,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 7 | $987 psf | $3,647,214 | — |
| 2022 | 6 | $857 psf | $3,265,000 | ↓ 13.2% |
| 2023 | 4 | $1,087 psf | $4,412,500 | ↑ 26.8% |
| 2024 | 4 | $1,259 psf | $5,322,000 | ↑ 15.9% |
| 2025 | 9 | $1,541 psf | $5,810,667 | ↑ 22.4% |
| 2026 | 2 | $1,264 psf | $5,240,000 | ↓ 18.0% |
EAST VIEW GARDEN ranks in the top 73% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, EAST VIEW GARDEN trades 23.7% below the segment benchmark.
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Rental Market Overview
EAST VIEW GARDEN has recorded 53 rental transactions with monthly rents averaging $4,555/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 53 | $4,555/mo | $1,800/mo | $9,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 10 | $3,188/mo |
| 2022 | 14 | $4,821/mo |
| 2023 | 10 | $4,470/mo |
| 2024 | 12 | $5,267/mo |
| 2025 | 7 | $4,879/mo |
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Investment Analysis
Based on average rents and sale prices, EAST VIEW GARDEN delivers an estimated gross rental yield of 1.2%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 VIEW GARDEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- EAST VIEW GARDEN
- Upper Changi MRT
- Simei MRT
- Tampines East MRT
- Expo MRT
- Expo MRT
- Singapore University of Technology and Design
- United World College of South East Asia (East)
- Angsana Primary School
Nearby MRT Stations
EAST VIEW GARDEN is 650m from Upper Changi MRT (Downtown Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Upper Changi | DT34 | Downtown Line | 650m |
| Simei | EW3 | East-West Line | 980m |
| Tampines East | DT33 | Downtown Line | 1.3 km |
| Expo | CG1 | East-West Line | 1.3 km |
| Expo | DT35 | Downtown Line | 1.3 km |
Nearby Schools
There are 9 schools within 2 km of EAST VIEW GARDEN, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore University of Technology and Design | Tertiary | 700m |
| United World College of South East Asia (East) | International | 780m |
| Angsana Primary School | Primary | 870m |
| Springfield Secondary School | Secondary | 1.1 km |
| Chongzheng Primary School | Primary | 1.1 km |
| Changkat Primary School | Primary | 1.2 km |
| Park View Primary School | Primary | 1.5 km |
| North London Collegiate School Singapore | International | 1.5 km |
| Poi Ching School | Primary | 1.9 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. Upper Changi is about 0.65km — 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 60 units, EAST VIEW GARDEN 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. Singapore University of Technology and Design sits about 0.70km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"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 VIEW GARDEN 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. 32 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 VIEW GARDEN?
What is the rental yield for EAST VIEW GARDEN?
Is EAST VIEW GARDEN freehold or leasehold?
How far is the nearest MRT from EAST VIEW GARDEN?
What is the tenure of EAST VIEW GARDEN?
How does EAST VIEW GARDEN compare to other projects in the district?
What stamp duty applies for a foreign buyer of EAST VIEW GARDEN?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 32 transactions analysed
- Rental data: 53 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 VIEW GARDEN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.