East Shine
East Shine is a freehold condominium in District 14 (Geylang, Eunos), within Singapore's Outside Central Region (OCR). The development was completed in 2004 and comprises 25 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
EAST SHINE is a freehold condominium at LORONG MELAYU in District 14 (OCR), developed by FRAGRANCE LAND PTE LTD, comprising 25 units, completed in 2004.
Location & Connectivity
EAST SHINE is approximately 400m from Kembangan MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Kembangan | East-West Line | 400m |
| Eunos | East-West Line | 830m |
| Kaki Bukit | Downtown Line | 1.4 km |
| Ubi | Downtown Line | 1.4 km |
Schools & Education
7 schools within 2 km.
| 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 km |
| EtonHouse International School (Broadrick) | International | 2 km |
Market Position
EAST SHINE has recorded 1 sale at an average price of $1,450,000.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PARC ESTA | 99 yrs lease commencing from 2018 | $2,188 psf | 496 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | $1,766 psf | 375 |
| PENROSE | 99 yrs lease commencing from 2019 | $1,933 psf | 359 |
| EUHABITAT | 99 yrs lease commencing from 2010 | $1,331 psf | 244 |
| THE ANTARES | 99 yrs lease commencing from 2018 | $1,835 psf | 230 |
What Could Work Against You
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 25-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits mrt-walkable commuters, yield-focused investors, long-term hold (10+ yr) and freehold / generational hold best. Located ~404m from Kembangan MRT, this property is a comfortable daily walk for transit commuters.
For en-bloc speculators, it can work — but weigh the trade-offs before committing.
It is a weaker fit for families with young children and short-term flippers (<5 yr) — other options likely serve them better. Editorial anti-fit: 'Families needing children's facilities or large pool'. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
EAST SHINE is a freehold development in District 14 (OCR), with 25 units, offering a gross yield of 3.1%.
Explore the full EAST SHINE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing EAST SHINE against staying public? These HDB towns sit within walking or short-drive distance:
- Bedok — 4-room average $659,895 (150m away), an upgrader gap of about $800,000
- Geylang — 4-room average $761,443 (600m away), an upgrader gap of about $700,000
- Marine Parade — 4-room average $648,065 (1.9 km away), an upgrader gap of about $800,000
FAQ
What is the average PSF for EAST SHINE?
Is EAST SHINE freehold?
What is the rental yield for EAST SHINE?
Which MRT is nearest to EAST SHINE?
Sources & Next Steps
- EAST SHINE Dashboard — Live charts and analytics
- URA — Official transaction data
- District 14 (Geylang, Eunos) — District 14 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 1 transaction
- Rental data: 34 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jan 2024 · 1 record analysed · Source: URA private-sale caveats