EAST VILLAGE is a freehold development along UPPER CHANGI ROAD in District 16 (Bedok / Upper East Coast), part of the OCR segment of Singapore's private residential market. The project comprises 90 units and is TOP 2014.
This profile draws on 23 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 12 years from TOP, EAST VILLAGE 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 16 (Bedok / Upper East Coast), the immediate context for EAST VILLAGE 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 23 sales and 210 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the EAST VILLAGE dashboard.
- Average sale price: $1,020,691 across 23 transactions
- Estimated gross rental yield: 3.2%
- District 16 PSF ranking: Mid-range (top 61%)
- Freehold tenure · OCR · D16 · 90 units
About EAST VILLAGE
EAST VILLAGE is a freehold condominium, located at UPPER CHANGI ROAD in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by WORLD CLASS DEVELOPMENTS (BEDOK) PTE LTD, comprising 90 residential units, completed in 2014.
As a freehold property, EAST VILLAGE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at EAST VILLAGE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 5 | $1,542 psf | $640,000 |
| 1 BR | 8 | $1,398 psf | $792,750 |
| 2 BR | 1 | $1,201 psf | $1,060,000 |
| 3 BR | 7 | $1,133 psf | $1,382,698 |
| 4 BR | 2 | $958 psf | $1,597,500 |
Sales Market Overview
EAST VILLAGE has recorded 23 sale transactions with an average transaction price of $1,020,691, ranging from $575,000 to $1,700,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 10 | $1,317 psf | $844,800 | — |
| 2022 | 7 | $1,256 psf | $1,171,000 | ↓ 4.6% |
| 2023 | 1 | $1,853 psf | $758,000 | ↑ 47.5% |
| 2024 | 1 | $1,276 psf | $1,525,000 | ↓ 31.1% |
| 2025 | 2 | $1,152 psf | $1,195,000 | ↓ 9.7% |
| 2026 | 2 | $1,271 psf | $1,078,944 | ↑ 10.3% |
EAST VILLAGE ranks in the top 61% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, EAST VILLAGE trades 16% below the segment benchmark.
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Rental Market Overview
EAST VILLAGE has recorded 210 rental transactions with monthly rents averaging $2,753/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 116 | $2,520/mo | $1,600/mo | $3,600/mo |
| 2 BR | 87 | $2,980/mo | $1,800/mo | $4,100/mo |
| 3 BR | 7 | $3,786/mo | $3,100/mo | $4,850/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 49 | $2,240/mo |
| 2022 | 44 | $2,718/mo |
| 2023 | 36 | $3,046/mo |
| 2024 | 34 | $2,968/mo |
| 2025 | 39 | $2,898/mo |
| 2026 | 8 | $3,138/mo |
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Investment Analysis
Based on average rents and sale prices, EAST VILLAGE delivers an estimated gross rental yield of 3.2%. 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 VILLAGE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- EAST VILLAGE
- Tanah Merah MRT
- Sungei Bedok MRT
- Simei MRT
- Casuarina Primary School
- Ping Yi Secondary School
- Fengshan Primary School
Nearby MRT Stations
EAST VILLAGE is 510m from Tanah Merah MRT (East-West Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tanah Merah | EW4 | East-West Line | 510m |
| Sungei Bedok | TE31 | Thomson-East Coast Line | 1.1 km |
| Simei | EW3 | East-West Line | 1.5 km |
Nearby Schools
There are 14 schools within 2 km of EAST VILLAGE, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Casuarina Primary School | Primary | 490m |
| Ping Yi Secondary School | Secondary | 530m |
| Fengshan Primary School | Primary | 580m |
| Bedok North Secondary School | Secondary | 650m |
| Bedok Green Primary School | Primary | 730m |
| Bedok View Secondary School | Secondary | 920m |
| Park View Primary School | Primary | 1.0 km |
| Yu Neng Primary School | Primary | 1.1 km |
| Opera Estate Primary School | Primary | 1.3 km |
| Bedok South Secondary School | Secondary | 1.5 km |
| Changkat Primary School | Primary | 1.7 km |
| Tampines Meridian Junior College | Jc | 1.7 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. Tanah Merah is about 0.51km — 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 90 units, EAST VILLAGE 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. Casuarina Primary School sits about 0.49km 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 VILLAGE 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. 23 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 VILLAGE?
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Is EAST VILLAGE freehold or leasehold?
How far is the nearest MRT from EAST VILLAGE?
What is the tenure of EAST VILLAGE?
How does EAST VILLAGE compare to other projects in the district?
What stamp duty applies for a foreign buyer of EAST VILLAGE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 23 transactions analysed
- Rental data: 210 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 VILLAGE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.