Eastpoint Green

Overview & Key Facts

Eastpoint Green is a 646-unit condominium jointly developed by Far East Organization and Nissho Iwai Corporation (now Sojitz Corporation), located along Simei Street 3 in District 18 (Outside Central Region). Completed in 1998 on a 99-year lease from 1996, the development is now 28 years old with approximately 69 years remaining on its lease — a figure that increasingly defines every conversation about this estate. The Japanese-Singaporean joint venture behind Eastpoint Green was unusual for its time and produced a development with solid structural bones, but the lease clock is now the dominant factor in every purchase decision.

The numbers tell a story of affordable entry and solid rental performance tempered by an unmistakable lease discount. With 146 recorded sales at an average price of $1,116,026 (median $1,108,888) and a trailing 12-month average PSF of $1,139, Eastpoint Green is one of the most affordable condominium options in the Simei–Tampines corridor. The rental picture is genuinely strong: 637 rental transactions at a median rent of $3,500 deliver a gross yield of 3.79% — comfortably above the OCR average. The profitability score of 71/100 confirms that early buyers have done well historically, but the investment score of 65/100 and en-bloc score of 41/100 signal that future capital appreciation is constrained. The PSF trend from $987 in 2020 to $1,185 in the most recent period shows the development rode the post-COVID wave upward, but the trajectory will increasingly diverge from newer competitors as the 60-year threshold approaches.

Location & Connectivity

Eastpoint Green sits along Simei Street 3, in the heart of the Simei residential enclave within the broader Tampines planning area. The immediate surroundings are a mix of HDB blocks, neighbourhood parks, and the arterial roads connecting to Tampines and Changi. This is quintessential eastern Singapore suburbia — not exciting, but thoroughly functional and well-served by amenities that have matured over three decades of development.

The standout locational asset is Simei MRT (EW3) at just 0.51 km — a comfortable 6–7 minute walk. This is genuine walkable MRT access, and the East-West Line provides direct connectivity to Tampines (1 stop), Paya Lebar (4 stops), City Hall (9 stops), and Raffles Place (10 stops), making the CBD reachable in approximately 30–35 minutes. Upper Changi MRT (DT34) at 1.13 km on the Downtown Line offers an alternative route, and Expo MRT (CG1/DT35) at 1.21 km is the interchange station connecting the East-West and Downtown Lines — useful for accessing the Thomson-East Coast Line via the DTL corridor. For drivers, the Pan Island Expressway (PIE) and East Coast Parkway (ECP) are both accessible within 5–10 minutes.

Park View Primary School (0.59 km) and Changkat Primary School (0.78 km) are both within the 1-km MOE Phase 2C priority zone, giving families two options for primary school registration. The proximity to Singapore University of Technology and Design (SUTD) in Changi creates a steady pool of academic staff and postgraduate students who form part of the rental demand in the area. Changi Business Park, a major employment node for tech and financial services firms, is approximately 2 km away and generates significant weekday rental demand from professionals who prefer to live close to work.

Schools & Education

2 primary schools within the 1 km Priority Phase balloting radius.

Facilities

Eastpoint Green’s facilities are a product of their era: a 28-year-old, 646-unit estate from the late 1990s development boom. The Nissho Iwai–Far East Organization joint venture produced solid structural quality, but the amenity package belongs firmly to the pre-2010 generation of condominium design. There are no infinity pools, no co-working spaces, no sky terraces or rooftop gardens. What you get instead is honest suburban condo infrastructure on a generously sized site that gives 646 units room to breathe — a luxury that modern high-density launches cannot replicate.

The core amenity set includes a swimming pool, children’s wading pool, gymnasium, tennis court, barbecue pits, children’s playground, and function room. The grounds feature mature landscaping that has had nearly three decades to establish — large trees, established hedges, and genuine shade coverage across the common areas. Covered car parking is provided, and 24-hour security maintains standard access control. The site layout allows for reasonable separation between blocks, and many units enjoy views of greenery rather than facing directly into neighbouring blocks.

“The pool is clean and rarely crowded — one of the perks of an older estate where not everyone uses the facilities. The gym is basic but functional. What I like most is the space between blocks and the mature trees everywhere. It feels like a proper estate, not a sardine can. The BBQ pits get booked up on weekends though.”

— Owner-occupier, since 2015 (PropertyGuru)

The honest assessment is that the facilities are adequate for comfortable daily living but will disappoint anyone benchmarking against the amenity decks of Treasure at Tampines or Parktown Residence. There is no lap pool, no aqua gym, no function pavilion, no smart access systems. The gym equipment is functional but dated. Maintenance has been acceptable — the MCST keeps common areas clean and the pool operational — but periodic upgrading works are needed to address the inevitable wear of 28-year-old infrastructure. For buyers who value space, quiet, and mature greenery over flashy amenity brochures, the trade-off is reasonable, particularly given the PSF discount that Eastpoint Green commands over every newer competitor in the area.

Unit Sizes & Layout

Eastpoint Green benefits enormously from the generous unit sizing conventions of the 1990s. The 646 units were designed in an era when developers prioritised liveable space over maximising unit counts per site area. The result is layouts that feel substantially larger than anything available at the same price point today — enclosed kitchens with proper ventilation, separate utility and service yards, bedrooms that accommodate king-sized beds with room to spare, and living-dining areas that can actually fit a family dining table and sofa set without choosing between the two.

The unit mix spans 2-bedroom to 4-bedroom configurations, with 3-bedroom units representing the bulk of resale volume. At the current median price of $1,108,888, a 3-bedroom unit offers a quantum that is remarkably competitive for a full-facility condominium in the Simei–Tampines belt. For investors, the low entry cost paired with the $3,500 median rent is what produces the 3.79% gross yield — a yield that is difficult to achieve in newer, more expensive developments in the same district.

Interior finishes in most resale units show their age. Expect original parquet flooring (some with wear), dated bathroom fixtures, and kitchen cabinetry from the late 1990s to early 2000s. Many units have been partially renovated by successive owners, but buyers should budget $30,000–$60,000 for a comprehensive refresh of a 3-bedroom unit. For rental-focused investors, a targeted $15,000–$25,000 cosmetic update (repainting, replacement of worn flooring in high-traffic areas, basic kitchen and bathroom refresh) is sufficient to attract tenants at the prevailing median rent. The all-in cost (purchase + renovation) still comes in dramatically below the entry price of Treasure at Tampines or any other new-build competitor in D18.

Pricing & Market Position

Across 155 recorded transactions (all-time), sale prices range from $718,000 to $2,668,888, averaging $1,135,855.

Over the last 12 months, transactions averaged $1,172 psf.

Rents range from $1,200 to $8,500 per month across 669 rental transactions. Current rental yield sits at approximately 3.7%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at EASTPOINT GREEN typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 46.6% (from $825 to $1,209 psf).

Neighbourhood Comparison

Eastpoint Green ($1,139 psf, 99-year from 1996, 69 years remaining) sits at a substantial discount to every major competitor in District 18 — and the lease explains the entire gap. The most direct comparison is Treasure at Tampines ($1,584 psf, 99-year from 2016, 89 years remaining), the 2,203-unit mega-development by Sim Lian that is the largest condo in Singapore. Treasure commands a 39% PSF premium over Eastpoint Green, reflecting 20 additional years of lease, brand-new facilities (TOP 2023), and the sheer scale of its amenity deck. The lease difference is decisive: Treasure buyers have comfortable headroom above every CPF and loan threshold for the next 25+ years, while Eastpoint Green buyers face the 60-year wall in 9 years.

Parktown Residence ($2,369 psf, 99-year new launch) represents the premium end of the Tampines corridor, commanding more than double Eastpoint Green’s PSF. This is an upcoming development targeting buyers who want full remaining lease, modern design, and new-build finishes — an entirely different market segment. Aurelle of Tampines ($1,769 psf, EC) sits at a 55% premium and offers the EC pricing advantage plus near-full lease. Both developments attract buyers for whom the extra outlay buys decades of additional lease certainty — a trade-off that makes rational sense for any buyer with a horizon beyond 8–10 years.

Within the older resale segment, Eastpoint Green competes with developments like Melville Park and Savannah CondoPark — similarly aged 99-year estates in the eastern corridor facing identical lease challenges. Eastpoint Green’s competitive advantages within this cohort are clear: Simei MRT at 510 metres is meaningfully closer than most competing estates’ nearest station, the Eastpoint Mall adjacency provides unmatched daily convenience, and the 3.79% yield benefits from the Changi Business Park and SUTD rental demand pool. The disadvantage is singular but deterministic: the lease. As Eastpoint Green approaches the 60-year threshold, its PSF discount to newer competitors will widen rather than narrow. Buyers who understand this timeline — and structure their hold period accordingly — can extract genuine value from the rental yield and affordable quantum. Buyers who ignore it face an asset with a structurally contracting resale market.

Lease Decay Analysis

The 99-year lease runs from 1996, meaning approximately 30 years have already been consumed. Roughly 69 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~59 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates EASTPOINT GREEN across multiple dimensions.

What Residents Say

“We bought here in 2012 mainly for the Simei MRT proximity and the unit size — our 3-bedder is genuinely spacious compared to anything new in Tampines. The kids walked to Park View Primary, and Eastpoint Mall has everything we need daily. We’re very aware of the lease situation. Our plan is to sell within the next 3–4 years and move to something with more lease. For the 14 years we’ve lived here, the value has been excellent — low maintenance fees, big rooms, quiet estate. But we wouldn’t buy it today for a long hold.”

— Owner-occupier, three-bedroom, family with children (PropertyGuru, 2024)

“I picked up a 2-bedder in 2021 at about $950 psf as a rental investment. Currently tenanted at $3,300 to a couple working at Changi Business Park. The yield works out to just under 4% gross, which is solid. My horizon was always 5–7 years — collect the rent, enjoy the yield, and sell before the lease gets into dangerous territory. So far the plan is on track. The PSF has gone up to about $1,139, so there’s some capital gain too. But I have a hard exit date of 2028–2029 regardless of market conditions.”

— Investor-owner, two-bedroom, since 2021 (EdgeProp)

“Renting a 3-bedder here for $3,500 because I work at SUTD and wanted something close. The walk to Simei MRT is easy — about 7 minutes. Eastpoint Mall downstairs has FairPrice Finest, which is great for groceries. The unit is big by Singapore standards — my previous place in a new condo was noticeably smaller for the same rent. The estate is old and it shows in some common areas, but it’s clean and safe. For a renter, the age of the development doesn’t really matter — I’m not carrying the lease risk. I’d recommend it to anyone renting in the east.”

— Tenant, three-bedroom, since 2023 (SingaporeExpats)

“Been an owner since 2005. The Nissho Iwai–Far East build quality has held up well — the concrete structure is solid even at 28 years. The estate has a kampung feel with all the mature trees and the spacing between blocks. Maintenance fees are very reasonable for the size of the estate. The elephant in the room is the lease — everyone talks about it at AGMs. Some owners want to explore en-bloc but 646 units makes it nearly impossible to get 80% agreement, especially when lease decay means a developer would pay less than we want. I think the pragmatic move is to enjoy the affordable living while it lasts and plan your exit before 2033–2034.”

— Owner-occupier, three-bedroom, since 2005 (PropertyGuru, 2025)

Strengths & Weaknesses

Verdict

Eastpoint Green is a development that demands clear-eyed honesty about what it is and what it is not. It is an affordable, well-located, generously sized 1990s condominium with genuine walkable MRT access and strong rental fundamentals. It is not a capital appreciation play, it is not an en-bloc bet, and it is not a development for buyers with a 15-year horizon. The 69-year remaining lease — dropping below 60 years in just 9 years — is the single fact that governs every sensible purchase decision here.

For rental investors with a 5–8 year horizon, Eastpoint Green presents a genuinely attractive proposition. At $1,108,888 median price and $3,500 median rent, the 3.79% gross yield is strong for the OCR. The rental demand is well-established across 637 transactions, driven by professionals working at Changi Business Park, SUTD-affiliated academics, and families who want Simei’s convenience without Tampines pricing. If you acquire a unit at or near the median, collect 5–8 years of rental income, and exit before the 60-year threshold bites in 2035, the total return (rental income plus any modest capital appreciation) can be genuinely worthwhile. The risk is straightforward: hold past 2035 and the resale buyer pool contracts with every passing year.

For owner-occupiers, the decision hinges on your time horizon and exit expectations. If you are a family wanting affordable condo living near Simei MRT, with children attending Park View or Changkat Primary, and you plan to live here for 5–8 years before moving on, Eastpoint Green offers excellent value. The spacious vintage layouts, walkable MRT access, and Eastpoint Mall convenience are tangible daily quality-of-life benefits, and the sub-$1.2M quantum for a 3-bedroom condo with full facilities is hard to match in the eastern corridor. But if you expect to sell at a meaningful profit after a long hold, the lease arithmetic is not in your favour.

For long-term capital appreciation seekers or first-time buyers planning a 10+ year hold, Eastpoint Green is not the right choice. The lease decay from here is not theoretical — it is the mechanism that explains why Eastpoint Green trades at $1,139 PSF while Treasure at Tampines commands $1,584 and Parktown Residence commands $2,369. That gap will widen, not narrow. The en-bloc score of 41/100 offers no realistic safety net: 646 units on an ageing 99-year lease makes collective sale consensus extraordinarily difficult. Do not buy Eastpoint Green on an en-bloc thesis or a capital gains thesis.