EASTVALE is a 69-year balance leasehold development along PASIR RIS DRIVE 3 in District 18 (Tampines / Pasir Ris), part of the OCR segment of Singapore's private residential market. The project comprises 312 units and is TOP 1998.
This profile draws on 40 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 18 (Tampines / Pasir Ris), the immediate context for EASTVALE 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 40 sales and 204 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the EASTVALE dashboard.
- Average sale price: $1,120,947 across 40 transactions
- Estimated gross rental yield: 3.8%
- District 18 PSF ranking: Value tier (top 92%)
- 99 yrs lease commencing from 1996 · OCR · D18 · 312 units
About EASTVALE
EASTVALE is a 99 yrs lease commencing from 1996 condominium, located at PASIR RIS DRIVE 3 in District 18 (Tampines, Pasir Ris) (Outside Central Region), developed by PIDEMCO LAND LTD, comprising 312 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 EASTVALE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 38 | $932 psf | $1,101,339 |
| 5+ BR | 2 | $762 psf | $1,493,500 |
Sales Market Overview
EASTVALE has recorded 40 sale transactions with an average transaction price of $1,120,947, ranging from $825,000 to $1,637,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 12 | $767 psf | $931,257 | — |
| 2022 | 6 | $858 psf | $1,136,781 | ↑ 11.8% |
| 2023 | 6 | $1,001 psf | $1,173,833 | ↑ 16.6% |
| 2024 | 7 | $998 psf | $1,211,156 | ↓ 0.3% |
| 2025 | 4 | $1,040 psf | $1,275,250 | ↑ 4.2% |
| 2026 | 5 | $1,087 psf | $1,244,000 | ↑ 4.5% |
EASTVALE ranks in the top 92% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, EASTVALE trades 40.4% below the segment benchmark.
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Rental Market Overview
EASTVALE has recorded 204 rental transactions with monthly rents averaging $3,579/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 204 | $3,579/mo | $2,150/mo | $5,565/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 40 | $2,766/mo |
| 2022 | 38 | $3,216/mo |
| 2023 | 48 | $3,961/mo |
| 2024 | 39 | $3,943/mo |
| 2025 | 30 | $3,897/mo |
| 2026 | 9 | $4,056/mo |
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Investment Analysis
Based on average rents and sale prices, EASTVALE 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 EASTVALE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- EASTVALE
- Pasir Ris MRT
- Pasir Ris Crest Secondary School
- Pasir Ris Primary School
- Pasir Ris Secondary School
Nearby MRT Stations
EASTVALE is 520m from Pasir Ris MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Pasir Ris | EW1 | East-West Line | 520m |
Nearby Schools
There are 9 schools within 2 km of EASTVALE, including 9 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Pasir Ris Crest Secondary School | Secondary | 330m |
| Pasir Ris Primary School | Primary | 340m |
| Pasir Ris Secondary School | Secondary | 470m |
| Stamford American International School | International | 480m |
| Elias Park Primary School | Primary | 500m |
| Brighton College (Singapore) | International | 520m |
| Meridian Secondary School | Secondary | 540m |
| Meridian Primary School | Primary | 550m |
| White Sands Primary School | Primary | 640m |
Walking-distance MRT. Pasir Ris is about 0.52km — 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.
Solid facilities scale. 312 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Pasir Ris Crest Secondary School sits about 0.33km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 69 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
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": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"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": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: EASTVALE benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 40 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 EASTVALE?
What is the rental yield for EASTVALE?
Is EASTVALE freehold or leasehold?
How far is the nearest MRT from EASTVALE?
What is the tenure of EASTVALE?
How does EASTVALE compare to other projects in the district?
What stamp duty applies for a foreign buyer of EASTVALE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 40 transactions analysed
- Rental data: 204 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 EASTVALE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.