Eastpoint Green is a 99-year leasehold condominium in Simei Street 3, District 18 (Simei, OCR), developed by Far East Organization and Nissho Iwai Corporation. With its lease commencing in 1996 and TOP achieved in 1998, the project stands as one of the more mature mid-rise condominiums in the eastern corridor — a 646-unit, four-block development rising no higher than nine storeys above a landscaped podium. At current transaction benchmarks of roughly S$1,039–S$1,221 per square foot (with a record of S$1,221 psf recorded in April 2026), Eastpoint Green occupies a price bracket that still undercuts newer OCR launches by a meaningful margin, making it attractive on entry cost alone. However, 2026 marks an inflection point: the development has now crossed below the 70-year remaining-lease threshold, a milestone that activates CPF usage restrictions and compresses available loan tenures for most buyers. That single fact reshapes the investment calculus more than any renovation or market-cycle consideration. This review examines what the development genuinely offers, where the risks are concentrated, and for which buyer profiles the trade-off remains sensible.
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 18 broadly encompasses Tampines, Simei, Pasir Ris, and Changi — a mature eastern planning zone that has benefited from decades of HDB-led population growth and, more recently, significant upgrading of retail and employment infrastructure. Simei itself sits at the western edge of D18, abutting Bedok North and positioned squarely on the East-West Line (EWL) at Simei MRT (EW3). Changi Business Park (CBP), roughly 10–12 minutes by car or three MRT stops east via Expo interchange, is home to multinational anchors including Standard Chartered, IBM, and a growing roster of aviation and data-centre operators, generating durable rental demand from white-collar expatriates and local PMEs. One MRT stop west sits Tanah Merah, a key interchange for Cross Island Line (CRL) construction activity that will eventually extend connectivity across the island — a catalyst that has quietly elevated sentiment for properties within a 1–2 stop radius.
Eastpoint Green's immediate catchment includes Eastpoint Mall directly opposite the development, Changi General Hospital approximately 500 metres away, and a comprehensive array of HDB precinct amenities within a five-minute walk. Tampines Regional Centre — encompassing Tampines Mall, Tampines 1, Century Square, and IKEA — is a single MRT stop east, accessible in under eight minutes door-to-door. Simei Primary School and a cluster of secondary and international schools in the Tampines-Bedok corridor round out the family-amenity picture. Rental yields at Eastpoint Green have been tracked at approximately 3.8% on recent transactions, above the OCR leasehold average of roughly 3.3–3.5% for comparably aged stock, reflecting the employment-corridor premium. URA data for the wider D18 private residential segment confirms steady transaction volumes and a price-per-square-foot trajectory that has held positive momentum through 2024–2025, supported by limited new supply in Simei itself.
We track 149 sales and 643 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the EASTPOINT GREEN dashboard.
- Average sale price: $1,120,804 across 149 transactions
- Estimated gross rental yield: 3.8%
- District 18 PSF ranking: Value tier (top 76%)
- 99 yrs lease commencing from 1996 · OCR · D18 · 646 units
About EASTPOINT GREEN
EASTPOINT GREEN is a 99 yrs lease commencing from 1996 condominium, located at SIMEI STREET 3 in District 18 (Tampines, Pasir Ris) (Outside Central Region), developed by NISSHO IWAI CORPORATION & FAR EAST ORGANIZATION, comprising 646 residential units, completed in 1998.
With approximately 69 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 EASTPOINT GREEN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 4 | $906 psf | $818,750 |
| 3 BR | 142 | $1,036 psf | $1,109,330 |
| 4 BR | 2 | $1,155 psf | $2,175,000 |
| 5+ BR | 1 | $799 psf | $1,850,000 |
Sales Market Overview
EASTPOINT GREEN has recorded 149 sale transactions with an average transaction price of $1,120,804, ranging from $718,000 to $2,200,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 28 | $825 psf | $930,853 | — |
| 2022 | 35 | $987 psf | $1,050,493 | ↑ 19.7% |
| 2023 | 20 | $1,049 psf | $1,181,578 | ↑ 6.2% |
| 2024 | 20 | $1,135 psf | $1,216,789 | ↑ 8.3% |
| 2025 | 39 | $1,131 psf | $1,208,471 | ↓ 0.4% |
| 2026 | 7 | $1,190 psf | $1,295,857 | ↑ 5.2% |
EASTPOINT GREEN ranks in the top 76% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, EASTPOINT GREEN trades 33.4% below the segment benchmark.
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Rental Market Overview
EASTPOINT GREEN has recorded 643 rental transactions with monthly rents averaging $3,514/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 26 | $2,808/mo | $2,000/mo | $3,500/mo |
| 2 BR | 325 | $3,236/mo | $2,000/mo | $6,000/mo |
| 3 BR | 278 | $3,786/mo | $1,200/mo | $6,000/mo |
| 4 BR | 7 | $5,171/mo | $4,000/mo | $7,000/mo |
| 5+ BR | 7 | $6,643/mo | $5,200/mo | $8,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 122 | $2,695/mo |
| 2022 | 152 | $3,248/mo |
| 2023 | 124 | $3,924/mo |
| 2024 | 106 | $3,839/mo |
| 2025 | 122 | $3,877/mo |
| 2026 | 17 | $4,153/mo |
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Investment Analysis
Based on average rents and sale prices, EASTPOINT GREEN delivers an estimated gross rental yield of 3.8%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 18
Side-by-side comparison against the most actively traded condos in District 18 (Tampines, Pasir Ris):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| TREASURE AT TAMPINES | 99-year leasehold | 2203 | $1,588 psf | 1176 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | 1193 | $2,367 psf | 1164 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | 760 | $1,769 psf | 760 |
| TENET | 99 yrs lease commencing from 2021 | 618 | $1,386 psf | 618 |
| RIVELLE TAMPINES | 99 years leasehold | — | $1,933 psf | 570 |
Location Map
Map shows EASTPOINT GREEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- EASTPOINT GREEN
- Simei MRT
- Upper Changi MRT
- Expo MRT
- Expo MRT
- Tanah Merah MRT
- Park View Primary School
- Changkat Primary School
- Angsana Primary School
Nearby MRT Stations
EASTPOINT GREEN is 510m from Simei MRT (East-West Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Simei | EW3 | East-West Line | 510m |
| Upper Changi | DT34 | Downtown Line | 1.1 km |
| Expo | CG1 | East-West Line | 1.2 km |
| Expo | DT35 | Downtown Line | 1.2 km |
| Tanah Merah | EW4 | East-West Line | 1.4 km |
Nearby Schools
There are 16 schools within 2 km of EASTPOINT GREEN, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Park View Primary School | Primary | 590m |
| Changkat Primary School | Primary | 780m |
| Angsana Primary School | Primary | 1.1 km |
| Ping Yi Secondary School | Secondary | 1.1 km |
| Springfield Secondary School | Secondary | 1.3 km |
| Casuarina Primary School | Primary | 1.3 km |
| Fengshan Primary School | Primary | 1.3 km |
| Singapore University of Technology and Design | Tertiary | 1.4 km |
| Tampines Meridian Junior College | Jc | 1.5 km |
| Bedok Green Primary School | Primary | 1.6 km |
| Bedok View Secondary School | Secondary | 1.6 km |
| Bedok North Secondary School | Secondary | 1.7 km |
The development's most compelling attribute is its walkability to Simei MRT. The main entrance on Simei Street 3 is approximately a four-to-five-minute walk to the station concourse — a distance that satisfies the informal “five-minute MRT” threshold that Singapore renters and buyers consistently apply when screening properties. This proximity is durable: it cannot be replicated by new supply further along the street, and it directly supports occupancy rates for landlords. For a family buyer, the same walk provides seamless access to Eastpoint Mall for daily groceries and dining, making car dependency genuinely optional for routine errands.
Full condominium facilities across a low-rise, four-block layout translate to generous facility-to-unit ratios by contemporary standards. The development includes a lap pool and wading pool, jacuzzi, gymnasium, sauna, BBQ pits, tennis courts, a putting green, and a clubhouse with recreational rooms including mahjong and karaoke facilities. For a project completed in 1998, the breadth of amenities reflects the original premium positioning of the development, and the Management Corporation Strata Title (MCST 2431) has maintained the estate to a standard that consistently draws positive resident commentary.
Unit sizes are generous relative to post-2010 norms. Layouts range from approximately 904 square feet for the smaller two-bedroom configurations up to 2,314 square feet for the penthouse and larger four-bedroom units, with three-bedroom units typically in the 1,200–1,400 square foot range. Buyers transacting at S$1.1–S$1.2 million for a three-bedroom therefore obtain significantly more floor area per dollar than in newer OCR launches where three-bedrooms routinely measure 900–1,000 square feet at equivalent or higher absolute prices. This size advantage resonates with families and rental tenants alike. The Changi Business Park employment corridor, the proximity to Changi General Hospital (one of Singapore's major restructured hospitals), and the planned Changi Region masterplan densification all underpin a structural rental demand base that is less cyclical than CBD-adjacent markets.
The dominant and non-negotiable risk at Eastpoint Green is lease decay, and 2026 is the year that risk moves from theoretical to operational. With the 99-year lease commencing in 1996, the development entered its 30th year of tenure in 2026 — leaving approximately 69–70 years on the lease. That figure crosses two regulatory thresholds simultaneously that every prospective buyer must internalize before proceeding.
First, CPF usage is now subject to pro-ration. The CPF Board requires that the remaining lease of the property cover the youngest buyer to the age of 95. For a 40-year-old buyer purchasing in 2026, the remaining lease of approximately 69 years does cover to age 95 (69 + 26 = 95, precisely at the boundary), but the calculation becomes constraining for older buyers or when the lease drops further in coming years. Beyond the coverage test, the CPF valuation limit — the ceiling above which CPF cannot be used — is also pro-rated based on remaining lease, effectively reducing the CPF contribution available even when coverage conditions are met. Buyers should model their CPF pro-ration carefully with a licensed mortgage broker before transacting.
Second, bank loan tenures are now capped more tightly. MAS regulations set the maximum loan tenure as the lower of 30 years and the remaining lease minus 30 years. With approximately 69 years remaining, this formula yields a maximum loan tenure of 39 years (69 − 30), which still permits a 30-year loan for most buyers today — but that window narrows by one year with each passing year. A buyer transacting in 2035 will face a maximum loan tenure of 30 years (79 remaining − 30 = wait, that is 30... but the lease will be only 60 years remaining in 2035, yielding 60 − 30 = 30 years maximum). More critically, when the lease drops below 60 years — around 2035–2036 — the available loan tenure compresses below 30 years for the first time, meaningfully raising monthly instalment requirements and narrowing the buyer pool to those who can sustain higher debt-service ratios or bring larger cash down-payments.
The Bala's Curve framework, widely referenced by Singapore property analysts, models how leasehold values depreciate non-linearly over time. The curve is relatively gentle above 70 years remaining and steepens markedly as the lease drops through 60, 50, and 40 years. Eastpoint Green is now entering the steeper segment of that curve, meaning each additional year of holding carries incremental price-appreciation headwinds that did not exist for buyers who transacted in 2010 or 2015. The 2025 government announcement that the Selective En bloc Redevelopment Scheme (SERS) would be discontinued removes the residual “jackpot” expectation that some older leasehold owners have historically priced in to their exit strategy. Without SERS, the lease decay will run its natural course, and sellers in the 2030s and 2040s will face a progressively narrower buyer pool.
Beyond lease decay, the development's age (TOP 1998) means that buyers should budget for renovation costs. Plumbing risers, electrical systems, and lift infrastructure in buildings of this vintage often require attention within 5–10 years of purchase, and sinking fund balances and MCST maintenance levies should be reviewed before commitment. The low-rise, four-block layout also means that top-floor units benefit from limited outlook — blocks are a maximum of nine storeys, providing no meaningful unobstructed elevated view premium for most units.
[
{
"persona": "HDB upgrader (family, mid-30s to early 40s)",
"fit_color": "green",
"reason": "Eastpoint Green's large three- and four-bedroom floor plates at sub-S$1.2 million absolute prices make it one of the most space-efficient HDB-upgrade options in D18. Families value the walkable MRT access, Changi General Hospital proximity, and full facilities. CPF coverage remains achievable for buyers in this age bracket, though pro-ration should be modelled with a broker. Best suited to buyers who plan a 7–10 year hold and value liveability over capital-growth maximisation."
},
{
"persona": "Rental investor (buy-to-let, yield focus)",
"fit_color": "green",
"reason": "A 3.8% gross rental yield above the OCR average, structural demand from Changi Business Park and Changi General Hospital workers, and a well-maintained estate with strong tenant satisfaction make Eastpoint Green a defensible yield play. Landlords should target 3-bedroom units for expatriate and PMET tenants, and price rental contracts at market to maintain occupancy rather than maximising headline rent."
},
{
"persona": "Near-retirement owner-occupier (50s, cash-rich, minimal leverage)",
"fit_color": "green",
"reason": "For a buyer who is purchasing largely in cash or with a short 10–15 year loan, the CPF pro-ration and loan-tenure compression that afflicts leveraged buyers are largely irrelevant. Eastpoint Green's single-level podium layout, proximity to a major hospital, and full facilities are practical advantages for ageing-in-place. A hold through the owner's lifetime sidesteps the exit-valuation risk of the Bala Curve."
},
{
"persona": "Young couple (late 20s to early 30s, first private purchase)",
"fit_color": "yellow",
"reason": "CPF coverage and loan tenures are technically still accessible for this age group in 2026, but the 15–20 year resale horizon places their exit squarely in the 50–55 years remaining window — a period when Bala Curve depreciation steepens meaningfully and buyer financing becomes structurally constrained. If the primary goal is asset appreciation, newer 99-year leasehold or freehold alternatives in D18 or adjacent districts offer a better capital-growth profile. Eastpoint Green works for this persona only if affordability is the overriding constraint and they accept a longer hold or a lower resale price."
},
{
"persona": "Pure capital-gain speculator (short flip, 3–5 year horizon)",
"fit_color": "red",
"reason": "The combination of a 17% Additional Buyer's Stamp Duty (ABSD) for second properties, narrowing buyer-pool dynamics from lease decay, and limited land-value upside in a mature Simei estate makes short-term speculative flipping structurally unattractive. The en bloc probability in the next 5–10 years is assessed as very low given the lease already below 70 years — developers typically avoid acquiring sites with less than 60–65 years remaining. This persona should look elsewhere."
},
{
"persona": "Expatriate on Singapore Employment Pass (rental tenant or company-assisted purchase)",
"fit_color": "green",
"reason": "Eastpoint Green's proximity to Changi Business Park, the East-West Line, and Changi General Hospital makes it a natural address for expatriates in logistics, aviation, fintech, and healthcare. Large unit sizes suit families relocating from markets where 1,200+ sqft apartments are the baseline expectation. The well-managed estate and established neighbourhood add to the practical appeal for tenants unfamiliar with Singapore's property landscape."
}
]
Eastpoint Green in 2026 is a property that rewards buyers who enter with clear eyes. The development's genuine strengths — walkable MRT access, generous unit sizes, full facilities, a well-maintained estate, and strong rental fundamentals anchored by Changi Business Park demand — are real and durable. At an average transacted PSF of approximately S$1,149, it remains meaningfully more affordable per square foot than comparable-age condominiums in more sought-after OCR districts, and considerably cheaper in absolute terms than new launches anywhere in D18.
But the lease clock is now the single most important variable in the Eastpoint Green equation. The development crossed the 70-year remaining-lease threshold in 2026, triggering CPF pro-ration rules and beginning the compression of available loan tenures that will tighten incrementally through the 2030s. Buyers who model their purchase without accounting for these dynamics — particularly around exit valuation in a 10–15 year horizon — risk a rude awakening when the buyer pool for their resale unit is structurally smaller than it is today. The discontinuation of SERS removes any residual en bloc optionality.
The verdict, therefore, is conditional: Eastpoint Green is a sound choice for yield-focused investors, cash-rich owner-occupiers, and HDB upgraders seeking liveable family space at a sensible absolute price, provided they hold for 7–10 years or more and are not relying on capital appreciation to fund their next move. It is a poor fit for short-term speculators, buyers who need to maximise CPF leverage, or younger buyers whose natural resale window falls in the sub-60-year lease bracket. Diligence on MCST financials, sinking fund balances, and a formal CPF and loan quantum modelling exercise with a licensed mortgage broker are non-negotiable steps before committing.
Within D18, Eastpoint Green's value proposition is solid for the right buyer — just not for every buyer.
FAQ
What is the average price for EASTPOINT GREEN?
What is the rental yield for EASTPOINT GREEN?
Is EASTPOINT GREEN freehold or leasehold?
How many years are left on the Eastpoint Green lease, and does it matter for financing?
As of 2026, Eastpoint Green has approximately 69–70 years remaining on its 99-year lease, which commenced in 1996. This is highly material for financing. The CPF Board pro-rates the amount of CPF funds you can use when the remaining lease does not cover the youngest buyer to age 95, and separately caps total CPF withdrawals based on the remaining lease fraction. Bank loan tenures are capped at the lower of 30 years and the remaining lease minus 30 years — a formula that still permits 30-year loans today but will compress progressively as the lease shortens. Older buyers and those depending on maximum CPF contribution should model their specific numbers with a licensed mortgage broker before transacting.
Is Eastpoint Green walking distance to an MRT station?
Yes. The main entrance on Simei Street 3 is approximately four to five minutes on foot from Simei MRT station (EW3, East-West Line). This is one of the development's most consistently cited selling points by residents and tenants. Simei MRT provides direct EWL access to Tampines (one stop east), Tanah Merah interchange, Bedok, City Hall, and Jurong East without transfers. The Cross Island Line, under construction, will add further connectivity in the broader Tampines-Changi corridor in the coming decade.
What facilities does Eastpoint Green offer?
Eastpoint Green provides a comprehensive suite of condominium facilities across a low-rise four-block estate: a lap pool and wading pool, jacuzzi, sauna, gymnasium, tennis courts, a putting green, BBQ pits, a playground, and a clubhouse with recreational rooms including mahjong and karaoke facilities. Given that the development has only 646 units spread across four blocks of maximum nine storeys, the facility-to-resident ratio is relatively generous by Singapore condominium standards. The Management Corporation Strata Title (MCST 2431) has maintained the estate consistently, which is reflected in positive resident feedback across review platforms.
What are the en bloc redevelopment prospects for Eastpoint Green?
En bloc redevelopment prospects for Eastpoint Green are assessed as low to very low in the near to medium term. Developers in Singapore's collective sale market typically target sites where the remaining lease is sufficient to offer a meaningful fresh tenure — generally above 70 years, and preferably 80+ years for new-launch positioning. With approximately 69–70 years remaining in 2026, Eastpoint Green sits at the lower boundary of developer interest, and that window narrows each year. The 2025 government announcement discontinuing the Selective En bloc Redevelopment Scheme (SERS) also removes the public-sector redevelopment safety net. Buyers should not factor en bloc proceeds into their investment return calculations.
How does Eastpoint Green compare to newer condominiums in District 18?
Eastpoint Green's principal competitive advantage over newer D18 launches is unit size and absolute price. A three-bedroom unit at Eastpoint Green measuring 1,300 sqft transacts at S$1.35–S$1.65 million, while newer OCR launches in Tampines or Pasir Ris may price comparable three-bedrooms (typically 900–1,050 sqft) at S$1.5–S$1.9 million or higher. The trade-off is lease tenure: newer launches on fresh 99-year terms carry no near-term lease-decay risk and a much wider future buyer pool. For buyers who value space and yield over capital appreciation, Eastpoint Green can be the more rational choice. For those who prioritise long-term resale value and financing optionality, a newer launch or freehold alternative is structurally superior even at higher entry cost.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 149 transactions analysed
- Rental data: 643 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 EASTPOINT GREEN
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