Eastpoint Green
Eastpoint Green sits at an inflection point that few District 18 buyers fully reckon with: as of 2026-05, this 646-unit Executive Condominium in Simei has been fully privatised for over two decades — yet it carries a 99-year lease that commenced in 1996, leaving approximately 70 years remaining. That arithmetic shapes every financial calculation a prospective buyer must run, from lease decay haircuts on future CPF usage to mortgage tenure limits under MAS loan-to-value rules tied to remaining lease. Yet the very maturity that creates that friction also delivers a dividend: a fully settled, tree-lined estate with Simei MRT on its doorstep and none of the teething pains of younger developments.
Developed by Nissho Iwai Corporation and Far East Organization and completed in 1998, Eastpoint Green was among the earliest EC cohorts to cross the five-year minimum occupation period and the ten-year privatisation threshold. Foreign nationals and permanent residents may purchase resale units today without restriction — a meaningful demand expansion versus private condominiums in neighbouring districts where EC status is irrelevant. URA REALIS data for the period ending 2026-05 shows approximately 149 resale sales records for this project, averaging around S$1,151 psf — firmly mid-market for District 18 (Tampines / Pasir Ris) but at a premium to comparable lease-vintage stock in D19. Gross rental yield tracks near 3.8%, competitive for the East but now under modest pressure from the newer supply wave at Arc at Tampines and Citylife@Tampines (as of 2026-05).
This review weighs the ownership case honestly: a competitively priced, well-located mature EC for the right buyer profile — and a lease-decay trap for those who misread the tenure clock.
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.
| School | Type | Distance |
|---|---|---|
| Park View Primary School | primary | Within 1 km |
| Changkat Primary School | primary | Within 1 km |
| 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 |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 4 | $906 | $818,750 |
| 3 BR | 142 | $1,036 | $1,109,330 |
| 4 BR | 2 | $1,155 | $2,175,000 |
| 5 BR | 1 | $799 | $1,850,000 |
Pricing & Market Position
Based on 149 recorded transactions, sale prices range from $718,000 to $2,200,000, averaging $1,120,804 (~$1,151 psf).
Rents range from $1,200 to $8,500 per month across 643 rental transactions. Current rental yield sits at approximately 3.8%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 44.3% (from $825 to $1,190 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| EASTPOINT GREEN | 99 yrs lease commencing from 1996 | 1998 | 646 | $1,151 |
| TREASURE AT TAMPINES | 99-year leasehold | 2023 | 2,203 | $1,588 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | 2025 | 1,193 | $2,367 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | 2025 | 760 | $1,769 |
| TENET | 99 yrs lease commencing from 2021 | 2022 | 618 | $1,386 |
| RIVELLE TAMPINES | 99 years leasehold | — | — | $1,933 |
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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~69 years | Full bank financing available |
| 2035 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2055 | ~39 years | Significant financing restrictions for next buyer |
| 2095 | Expiry | Lease reverts to state |
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)
1. Full privatisation — foreign and PR buyers welcome. Eastpoint Green cleared both the five-year MOP and the ten-year privatisation milestone years ago. Unlike EC units still within MOP, there are no HDB resale levy complications and no nationality restrictions on secondary-market purchases. For foreign professionals working at nearby Changi Business Park or Expo convention belt, this is a rare chance to buy a spacious estate-style condo at psf levels well below comparable CCR or even RCR stock. See the foreigner buyer's guide for full eligibility details (as of 2026-05).
2. Simei MRT — one stop from Tampines hub, direct to Changi Airport. Simei station on the East-West Line is a 5–8 minute walk from the main gate. One stop west reaches Tampines MRT interchange (EWL + DTL), giving residents seamless access to CBD, Jurong Lake District, and the entire Downtown Line corridor. One stop east delivers Changi Airport — a genuine employment and lifestyle advantage for the growing Changi Aviation Hub workforce cluster. The commute-time map at ShiokNest commute-time tool confirms sub-30-minute door-to-door runs to Raffles Place during off-peak hours (as of 2026-05).
3. Established estate fabric. After 28 years the landscaping is mature, the management corporation is experienced, and facility maintenance records are substantive enough to audit before purchase. Sinking fund levels, lift upgrade history, and pool resurfacing cycles are documentable — not unknowns. The nearby Eastpoint Mall provides everyday retail, and the Simei area's HDB heartland density keeps F&B and services options deep (as of 2026-05).
4. Scale and layout diversity. 646 units across low- and high-rise blocks means a genuine secondary market: there are almost always listings at various price points, reducing the take-it-or-leave-it liquidity risk of boutique projects. Unit mix spans 3- to 5-bedroom configurations typical of the EC brief, with generous floor-to-ceiling heights and balconies that later-vintage condos often trimmed in the name of efficiency.
5. Established rental tenant base near Changi hub. Short-term corporate tenants from URA's private residential rental data reflect consistent demand in the Simei–Tampines belt from aviation, logistics, and tech firms. The 3.8% gross yield is real and achievable with the right tenant profile, not a cherry-picked transaction (as of 2026-05).
Risk 1 — Lease decay is now material and accelerating. With approximately 70 years remaining as of 2026, the exponential nature of lease decay means value erosion is no longer theoretical. The SLA's 1/99 formula for lease-decay-adjusted value is already compressing achievable prices at the upper end of the range. More importantly, MAS rules require that the mortgage loan tenure plus the buyer's age cannot exceed the remaining lease minus 30 years — meaning a 45-year-old buyer today faces a maximum loan tenure of around 25 years, shrinking the pool of eligible bank borrowers over time (LTV, CPF limits, and age restrictions guide). Run the numbers via the lease-decay calculator before committing (as of 2026-05).
Risk 2 — CPF usage cap will tighten for buyers under 55. CPF housing rules link the amount of OA funds you may use for purchase and mortgage to the property's remaining lease relative to the youngest buyer's age plus 30. At 70 years remaining, a buyer aged 35 still has reasonable headroom — but that window narrows as the lease shortens further. Buyers who plan to hold 15–20 years should model their CPF drawdown carefully using the CPF property guide (as of 2026-05).
Risk 3 — Ageing facilities require sinking fund due diligence. A 28-year-old development will need or has already scheduled major capital expenditure: lifts (typical replacement cycle ~20–25 years), pool resurfacing, roof waterproofing, and common area electrical upgrades. Request the last three years of MCST meeting minutes and the sinking fund balance before making an offer. An underfunded sinking fund signals near-term special levy risk (as of 2026-05).
Risk 4 — En-bloc prospects are limited, not compelling. With ~70 years of lease remaining, owners should not buy on an en-bloc thesis. Government land acquisition under the Land Acquisition Act is theoretically possible, but there is no active DC or URA signal for the Simei site as of 2026-05. The en-bloc guide notes that authorities and developers typically target sites with shorter remaining leases (sub-50-year) or with very high plot ratios relative to current zoning — Eastpoint Green does not fit the typical catalyst profile at this stage.
Risk 5 — Competing new supply in Tampines. The District 18 pipeline includes newer developments closer to Tampines MRT interchange — a denser amenity environment and a younger building vintage. Rental tenants with mobility may prefer proximity to the Tampines mega-hub over Simei's quieter setting, creating a rental price ceiling effect for Eastpoint Green relative to newer stock (as of 2026-05).
[
{
"persona": "Foreign professional (PR or foreigner)",
"fit_color": "green",
"reason": "Full privatisation removes nationality restrictions. Spacious layouts, Simei MRT access, and psf levels below comparable private condos in the East make this a compelling corporate-tenant-friendly buy for non-citizens working at Changi Business Park or the aviation hub cluster."
},
{
"persona": "HDB upgrader (mid-career couple, D18 familiarity)",
"fit_color": "green",
"reason": "No HDB resale levy complications. Familiar Simei / Tampines neighbourhood, generous unit sizes, and a proven secondary market. Suitable for buyers who want EC scale and feel at a lower psf than newer private condos — provided they model CPF and loan tenure limits at current lease."
},
{
"persona": "Long-term investor (10-year+ hold)",
"fit_color": "amber",
"reason": "The 3.8% gross yield is real but the lease clock is ticking. A 10-year hold takes the lease to ~60 years, meaningfully compressing exit liquidity. Viable for cash-flow focused investors who do not rely on capital appreciation, but the yield advantage narrows as lease decay accelerates post-80-year threshold."
},
{
"persona": "Retiree or downsizer (55+)",
"fit_color": "amber",
"reason": "CPF drawdown caps become restrictive at this age and lease tenure combination. Mortgage loan caps may also limit financing options. Cash buyers over 55 with no CPF dependency have more flexibility — but should still model exit liquidity in a 20-year horizon as lease shortens toward 50 years."
},
{
"persona": "First-time buyer (under 35, budget-constrained)",
"fit_color": "amber",
"reason": "Entry psf is accessible but the CPF and loan tenure mechanics need careful modelling. A 30-year-old buying today will still have ~40 years of lease remaining when they turn 60 — workable, but tighter than freehold or younger leasehold alternatives. Use the affordability and lease-decay calculators before committing."
},
{
"persona": "Short-term speculator (flip in under 5 years)",
"fit_color": "red",
"reason": "Seller's stamp duty, agent fees, and a shrinking buyer pool as the lease shortens combine to make sub-5-year flips unattractive. Capital appreciation tailwinds in Simei are modest versus CCR or high-growth OCR pockets. This is a hold, not a trade."
}
]
Eastpoint Green is a competent, well-located mature EC that rewards the right buyer and punishes the careless one. Its greatest asset — long privatisation history, Simei MRT walkability, and EC-scale unit sizes — is unambiguous. Its greatest liability — a 99-year lease now 28 years consumed — is equally unambiguous and demands rigorous pre-purchase modelling rather than a handwave.
For foreign professionals and PRs priced out of comparable private condos, it represents genuine value in the S$1,100–S$1,200 psf range. For local HDB upgraders with deep familiarity with the East and a 10–15 year hold horizon, the unit-size-to-dollar ratio is hard to beat in District 18. Both groups should run the lease-decay calculator and the affordability calculator before signing an OTP, and should request current MCST sinking fund balances as part of due diligence.
Buyers seeking capital appreciation momentum, en-bloc optionality, or a sub-5-year trade should look to newer District 18 launches or pivot to freehold alternatives in adjacent districts. The ABSD and SSD framework further constrains short-cycle strategies at current price levels.
Overall rating: a solid 7/10 for the right buyer — a thoughtful choice with eyes open to the lease clock. For those who overlook the tenure arithmetic, the same property is a 4/10 trap. Know which camp you are in before you commit (as of 2026-05).