Eastrees
Overview & Key Facts
Eastrees occupies one of the quieter addresses in District 15 — a private road cul-de-sac off East Coast Drive, less than 200 metres from Chung Cheng High School (Main) and a short drive from the breezy foreshore of East Coast Park. Completed in 2016 by Pinnacle Homes Pte Ltd, the development comprises just 8 freehold strata terrace houses — three storeys each, with a basement carpark, private lift, and a private rooftop pool crowning every unit. It is, in practical terms, the privacy of landed housing with the convenience of a strata title.
This is not a condominium in the conventional sense. There is no shared clubhouse, no communal lap pool, no gym. What Eastrees offers instead is space — units range from approximately 3,584 to 5,231 square feet, each with four en-suite bedrooms, Bosch and Gaggenau kitchen appliances, and the rare luxury of a roof terrace pool that belongs to you alone. The strata terrace classification means buyers acquire residential property within a managed development but with living proportions closer to semi-detached housing.
With only 8 units and two recorded sales in the ShiokNest database at an average of S$3.5 million, Eastrees sits firmly in the ultra-niche segment: discreet, illiquid, and deeply owner-occupied. The development’s low ShiokNest score of 28/100 is a function of that illiquidity and the absence of shared facilities — not a reflection of quality-of-life for residents, who gain an East Coast address, excellent school access, and a home-within-a-home that few $3.5 million properties in Singapore can replicate.
Location & Connectivity
East Coast Drive is a low-traffic residential road that runs parallel to the ECP expressway, connecting the Siglap and Bedok areas. The surrounding streetscape is dominated by landed homes and older walk-up apartments, giving the immediate neighbourhood a quiet, unhurried character that stands in contrast to the busier retail corridors of East Coast Road and Tanjong Katong. Eastrees sits near the eastern end of this stretch, where the road is at its most residential and least trafficked.
Connectivity by MRT improved significantly with the opening of the Thomson-East Coast Line. Siglap MRT (TE28) is approximately 490 metres on foot — a comfortable 6-minute walk for most adults. Marine Terrace MRT (TE27) provides an alternative at around 1 km. For residents commuting to the CBD, the TEL connects directly to Marina Bay and the city centre without transfer. Kembangan MRT (EW6) on the East-West Line is 1.5 km away, useful for travel toward Changi Airport or Jurong.
Drivers have immediate access to the East Coast Parkway (ECP) and Pan-Island Expressway (PIE), making cross-island travel straightforward. The CBD is reachable in roughly 20 minutes in off-peak conditions; Changi Airport is under 15 minutes. Orchard Road is approximately 25 minutes via the ECP-CTE corridor.
For daily errands, Siglap Centre offers a Cold Storage supermarket, food court, and neighbourhood retail within a short drive. East Coast Road and Upper East Coast Road are lined with coffee shops, wet markets, and independent F&B that residents of this area regard as part of the neighbourhood’s identity. Bedok Mall (fully air-conditioned, with a FairPrice Finest) is approximately 8 minutes by car, and the Bedok hawker centre is nearby for local dining.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Chung Cheng High School (Main) | secondary | Within 1 km |
| East Coast Primary School | primary | Within 1 km |
| Global Indian International School (GIIS East Coast) | international | Within 1 km |
| Telok Kurau Primary School | primary | Within 1 km |
| Victoria School | secondary | ~1.3 km |
| Victoria Junior College | jc | ~1.3 km |
| Temasek Junior College | jc | ~1.5 km |
| Temasek Primary School | primary | ~1.6 km |
Facilities
Eastrees makes no attempt to compete with large-scale condominiums on facilities breadth. There is no shared pool, gym, tennis court, or function room. What the development offers is something arguably more aligned with the preferences of its buyer profile: absolute privacy within each unit’s own amenity set. Each of the 8 strata terrace houses comes fitted with a private rooftop swimming pool, a roof terrace, a private lift serving all floors from basement to roof, and a basement carpark with direct internal access. The kitchen is appointed with Bosch and Gaggenau appliances — a specification level more typically found in boutique luxury developments or good-class bungalows.
The ShiokNest facilities score reflects the absence of shared communal amenities, which is the correct interpretation for a development this size. Buyers who prioritise a private pool, a private lift, and German-grade kitchen appliances without the overhead of large-scale communal upkeep will find the trade-off entirely rational. Buyers who want a gym, tennis courts, or a clubhouse for entertaining should look elsewhere. The management and maintenance costs are correspondingly lean — eight households share only the common areas and basement carpark, making MCST disputes and overrun maintenance fees a much lower concern than at large developments.
“Each unit at Eastrees has its own private pool at the roof terrace level — something that gives residents the lifestyle of a landed pool villa within a managed freehold strata title. You don’t share your pool with anyone.”
— Agent marketing material, Eastrees launch documentation
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $3,300,000 to $3,700,000, averaging $3,500,000.
Rents range from $7,100 to $9,800 per month across 8 rental transactions. Current rental yield sits at approximately 3.0%.
Neighbourhood Comparison
Comparing Eastrees directly to the new-launch corridor developments in D15 is structurally misleading — the product type, total quantum, and buyer profile are categorically different. Grand Dunman (S$2,537 psf), Emerald of Katong (S$2,640 psf), The Continuum (S$2,790 psf), and Tembusu Grand (S$2,461 psf) are strata condominiums with 600–1,500 sqft units, full shared amenity decks, and broad resale liquidity. Eastrees at ~S$837 psf sounds dramatically cheaper, but the S$3.5 million total quantum and ~4,000 sqft minimum mean the two audiences rarely overlap.
The closer comparison is to other strata terrace and cluster housing developments in the East Coast belt: East Coast Terrace, Lynwood Grove, and Haig Lane cluster projects. Eastrees distinguishes itself from most of these through the individual rooftop pool per unit, the private lift, and the premium kitchen fit-out — specifications that narrow its competitive set further toward boutique private pool villa developments. Amber Park, the closest large-scale condominium competitor at S$2,540 psf with full facilities, targets a different lifestyle entirely. For buyers drawn to an owner-occupied, school-corridor, private-pool lifestyle in freehold D15, Eastrees has very little direct competition at this price.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| EASTREES | Freehold | 2016 | 8 | — |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,544 |
ShiokNest Scores
Our proprietary scoring system evaluates EASTREES across multiple dimensions.
What Residents Say
“We’ve been here since 2017. The area is genuinely quiet — East Coast Drive doesn’t get much through-traffic. The kids cycle to East Coast Park on weekends and walk to school. It doesn’t feel like we’re in Singapore sometimes.”
— Owner-occupier family, Eastrees resident
“The private rooftop pool was the deciding factor for us. We had looked at landed semi-Ds but the maintenance was a concern. Here the pool is yours alone but the exterior upkeep is a shared responsibility — it’s a cleaner arrangement than you’d think.”
— Owner, Eastrees (East Coast Drive)
“If you don’t need a gym or a clubhouse, the lack of shared facilities is actually a plus. Our MCST fees are very manageable and there are no arguments about pool bookings or function room slots. Eight units, eight private pools — done.”
— Resident review, Singapore Expats
Strengths & Weaknesses
- Freehold tenure — no lease decay concern, passes to next generation intact
- Private rooftop pool per unit — no sharing, no booking slots
- Private lift in every unit — full vertical access from basement to roof
- Exceptional unit sizes (3,584–5,231 sqft) at ~$837 psf freehold D15
- Chung Cheng High School (Main) 190m away — one of the closest school corridors in Singapore
- Victoria School and Victoria JC within 1.33 km — full secondary and pre-U pathway
- GIIS East Coast Campus 0.34 km — strong option for Indian international community
- Siglap MRT (TEL) 490m — direct line to Marina Bay/CBD without transfer
- East Coast Park accessible by bicycle — practical outdoor recreation asset
- Only 8 units — minimal MCST friction, lean common area costs
- Premium Bosch and Gaggenau kitchen appliances standard specification
- Strong rental take-up: 8 tenancy records for 8 units, median rent $9,250/month
- Low ShiokNest score (28/100) reflects illiquidity and thin transaction data
- Only 2 recorded sales since TOP — exit timing cannot be reliably controlled
- No shared gym, clubhouse, tennis court, or communal facilities
- High total quantum (~$3.5M) narrows buyer and tenant pool significantly
- PSF comparison to new launches is misleading — product type is fundamentally different
- Single MRT line (TEL) accessible on foot — EWL requires bus or drive to Kembangan
- East Coast Drive has no direct bus service — car ownership effectively required
- Limited price discovery: insufficient transaction volume for confident valuation
- En-bloc potential low (34/100) — 8 units unlikely to attract collective sale interest
Verdict
Eastrees is a highly specific proposition. It is not a development to evaluate against Grand Dunman, Emerald of Katong, or Tembusu Grand — those are strata condominium projects with shared facilities, conventional unit sizes, and broad buyer markets. Eastrees is closer in character to a boutique collection of freehold pool villas that happen to sit within a strata title framework. The comparison set is better drawn from landed housing: semi-detached homes in the Siglap and Bedok Road enclave, cluster bungalows in the wider East Coast corridor, and strata semi-detached developments elsewhere in D15.
For the right buyer — a family that needs genuine space, values privacy over shared amenities, wants a freehold title in an established D15 address, and is drawn to the school corridor that runs from Chung Cheng High (190m) through to Victoria School and Victoria JC (1.33km) — Eastrees is an unusually strong fit. The 8-unit MCST is a practical asset: decisions are fast, common area costs are minimal, and neighbours are few. The rental record is telling: 8 tenancy records across 8 units suggests the entire development turns over rental regularly, with a median rent of S$9,250 per month supporting a gross yield of approximately 3.0% on current valuations.
The key risks are illiquidity and price discovery. With only 2 recorded sales since TOP, exit timing cannot be managed with any precision. The buyer who needs to sell within a specific window may find the market thin. For long-term holders — own-stay families, or investors with a 7-year-plus horizon — freehold tenure in a quiet, well-located D15 enclave with improving MRT connectivity (Siglap TEL now open) represents a defensible position. ShiokNest’s 28/100 score is honest about the illiquidity and thin data; it should not be read as a verdict on liveability, which for the target buyer is genuinely high.