Eastvale

Overview & Key Facts

Eastvale is a mid-size executive condominium sitting on Pasir Ris Drive 3 in District 18, completed in 1998 under the stewardship of Pidemco Land Limited — a name that may be unfamiliar to newer buyers but carries significant weight in Singapore’s development history. Pidemco merged with DBS Land in 2000 to form CapitaLand, one of the largest real estate conglomerates in Asia, and the construction quality and site planning standards of that earlier era are very much in evidence here. The 312-unit development occupies six residential blocks set within a landscaped compound, with facilities clustered at the centre and blocks arranged to allow reasonable cross-ventilation and outlook — a hallmark of late-1990s Pidemco site planning that distinguishes Eastvale from the denser footprints of more recent East Side condominiums.

The 99-year leasehold tenure commenced on 26 June 1996, leaving approximately 69 years on the clock as of 2026. That figure sits at the threshold where lease decay deserves serious attention from buyers: not yet a barrier to most conventional financing arrangements, but close enough that prospective owners should model their exit horizon and CPF usage carefully. At a recent average transacted PSF of approximately $1,019 — meaningfully below the $1,200–$1,400 range commanded by newer OCR condominiums in Tampines and Sengkang — the pricing reflects an appropriate market discount for the lease position while still acknowledging the genuine quality of the location.

The typical Eastvale resident is a Singaporean family drawn to the east coast lifestyle: proximity to Pasir Ris Park and the beach, the family hub of Downtown East directly across the road, and the accessibility of Pasir Ris MRT at roughly 518 metres from the compound. Investors have also found the development attractive, with average monthly rents around $3,934 generating a gross yield profile that competes credibly within the OCR leasehold segment. For families seeking a spacious, well-connected address in the Pasir Ris heartland without the premium of a new launch, Eastvale continues to deliver on the fundamentals that made Pidemco Land developments sought-after in the first place.

Location & Connectivity

Eastvale’s address on Pasir Ris Drive 3 places it in one of the most distinct residential pockets in Singapore’s east. The street sits within easy reach of both Pasir Ris Park — a 70-hectare waterfront park with mangrove boardwalks, horse-riding facilities, and a beach stretching along the Strait of Johore — and Downtown East, one of the island’s largest family lifestyle and entertainment destinations. Residents can walk to the beach in roughly ten to fifteen minutes, a daily asset that no amount of interior renovation can replicate. Weekend mornings at the seafront park, cycling along the coastal paths, and the sprawling gardens of the nearby Pasir Ris Town Park give the neighbourhood a leisure-oriented character that is difficult to find elsewhere in the OCR at this price point.

For commuters, Pasir Ris MRT (EW1 on the East-West Line) is approximately 518 metres away — a manageable seven-to-eight-minute flat walk. EW1 is the eastern terminus of the EWL, which provides direct access to Tampines (two stops), Bedok (seven stops), and the CBD at Raffles Place (seventeen stops). The journey to Raffles Place takes approximately 40 minutes by train, which is par for the course on the East-West Line from this end of the island. Tampines East MRT (DT33 on the Downtown Line) is approximately 1.99 km away — not walkable for daily use, but accessible by bus — and provides an alternative routing via the DTL to the city.

For everyday shopping and dining, White Sands mall is the primary retail node, located directly adjacent to Pasir Ris MRT and offering NTUC FairPrice, a food court, and a broad range of retail tenants suited to family living. Elias Mall on Pasir Ris Drive 6 provides an additional neighbourhood-scale option, while Loyang Point at the far eastern end of Pasir Ris serves residents needing a wet market or budget dining at the fringe. For larger shops and the Tampines Regional Centre retail cluster, a short bus or car ride leads to Tampines Mall, Century Square, and Causeway Point. By car, the Tampines Expressway (TPE) is accessible within minutes, linking directly to the Pan Island Expressway (PIE) and the Kallang-Paya Lebar Expressway (KPE) for city-bound or north-south travel.

Families with school-age children will find a solid selection within the immediate catchment. Hai Sing Catholic School and Coral Primary School are within close proximity, and Dunman Secondary School is accessible by bus. The proximity of Temasek Polytechnic in Tampines broadens educational options for older students. The overall liveability picture is one of a well-supported family neighbourhood with genuine green space and leisure access — a combination that keeps demand for Eastvale units consistently active despite the aging lease.

Schools & Education

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

Facilities

For a 312-unit development completed in 1998, Eastvale offers a comprehensive facilities package that was considered generous by the standards of its time and remains functional today. The centrepiece is a swimming pool with accompanying wading pool and Jacuzzi, set within a landscaped central zone that also houses the clubhouse, multi-purpose hall, gymnasium, and barbeque pits. Tennis courts, a jogging track, a fitness station, and a putting green round out the leisure offering, while covered car parking, 24-hour security, and a children’s playground address the practical needs of family residents. The overall estate carries the hallmarks of Pidemco Land’s late-1990s planning philosophy: broad, open common areas with the pool at the heart of the compound and blocks arranged around the periphery to maximise greenery and resident access.

The honest caveat is age. At nearly 28 years old, Eastvale’s facilities require ongoing capital maintenance, and prospective buyers should review recent MCST meeting minutes for any pending special levy discussions covering pool infrastructure, lift replacement, or external facade work. The gymnasium equipment has been reported by residents as functional but dated relative to newer developments; those who prioritise state-of-the-art fitness facilities may find that gap noticeable. That said, a well-managed MCST and a stable, owner-occupier-heavy resident base have kept the estate in reasonable condition, and the large compound footprint means common areas never feel overcrowded even at peak weekend hours.

“The swimming pool is really the heart of the estate — it’s centrally located, the wading pool is perfect for young kids, and on weekday evenings it is never crowded. For a family development of this age it is well kept.”

— via PropertyGuru, resident review

Unit Sizes & Layout

Eastvale’s unit mix follows the standard Pidemco Land executive condominium layout of the mid-to-late 1990s: predominantly three-bedroom and four-bedroom configurations sized to serve Singapore’s growing families, with unit footprints that were generous by the standards of the time. Three-bedroom units typically range from around 1,200 to 1,400 square feet, while four-bedroom variants reach approximately 1,600 to 1,800 square feet — dimensions that comfortably accommodate a queen-sized bed and a work station in common bedrooms, as residents consistently note in online reviews. The layouts reflect the spatial generosity that was the norm for public-scheme ECs before land costs drove unit sizes significantly downward in the 2010s. Buyers moving from newer OCR launches of equivalent price may find the square footage noticeably roomier. The trade-off is that the original finishes, fittings, and kitchen configurations are now nearly three decades old and will require a meaningful renovation budget — typically $80,000 to $150,000 for a full overhaul of a family unit — to bring to a contemporary standard.

With the 99-year leasehold commencing in 1996, approximately 69 years remain as of 2026. This is a central financial consideration for every serious buyer. Under current HDB and CPF rules, a property with fewer than 80 years of lease remaining at the point of purchase attracts progressively stricter CPF usage limits: specifically, CPF withdrawal is prorated to the proportion of the lease that covers the youngest buyer to age 95. For a couple in their mid-thirties buying today, this restriction is not yet binding — but it will become relevant for buyers in their forties and beyond. Banks applying a 25-year loan term will need to see the remaining lease cover the loan period comfortably, which Eastvale currently meets but which narrows as the years pass. Any buyer planning to hold the unit for 15 years or more, or to pass it to children, should stress-test the numbers carefully.

Pricing & Market Position

Based on 40 recorded transactions, sale prices range from $825,000 to $1,637,000, averaging $1,120,947 (~$1,066 psf).

Rents range from $2,150 to $5,565 per month across 204 rental transactions. Current rental yield sits at approximately 3.9%.

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 41.6% (from $767 to $1,087 psf).

Neighbourhood Comparison

Eastvale’s most directly relevant comparison in 2026 is against the new launches reshaping the Pasir Ris and Tampines corridor. Aurelle of Tampines (EC, Tampines Street 62) and the upcoming Coastal Cabana EC at Jalan Loyang Besar represent the new-build EC option: fresh 99-year leases, contemporary layouts, and full-facility compounds at launch PSFs of approximately $1,400 to $1,600 — a premium of $400 to $600 PSF over Eastvale’s resale pricing. For a typical 1,300 sq ft family unit, that gap translates to roughly $520,000 to $780,000 in additional cost. The new-lease advantage is real and compounding, particularly for younger buyers maximising CPF and loan quantum; but buyers who prioritise immediate occupancy, a move-in-ready layout (with renovation budget applied), and location proximity to Pasir Ris Park will find the Eastvale value proposition difficult to dismiss. Among the three privatised ECs in the immediate Pasir Ris cluster — Eastvale, Casa Clementi-equivalent Ballota Park, and nearby Rivervale Crest — Eastvale’s MRT proximity has consistently supported stronger price growth and tighter vacancy rates.

For buyers open to the broader Tampines and Pasir Ris resale market, alternatives include The Tropica (Tampines Avenue 1) and Tampines Court (a large privatised HUDC development with freehold-lite potential in collective sale discussions). Tampines Court offers a larger land parcel and potential en-bloc upside but trades the Pasir Ris Park and beach access that Eastvale uniquely provides within the OCR eastern cluster. For families who rate park and beach proximity as a lifestyle essential — rather than a nice-to-have — Eastvale holds a differentiated position that its comparables cannot replicate.

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 EASTVALE across multiple dimensions.

What Residents Say

“We have lived here for six years and the thing that keeps us is the park. My kids cycle to the beach on weekends. You cannot put a price on that — there is nothing like it in the rest of Singapore at this price range.”

— via PropertyGuru, owner-occupier resident

“The units are genuinely spacious. Our three-bedder fits a king bed in the master, queen in both common rooms, and still has space for a proper dining table. You would not find this in any new launch at this price point today.”

— via 99.co, resident review

“Walking distance to Pasir Ris MRT, White Sands, Downtown East. The park is around the corner. For families wanting space and an east coast lifestyle without paying Tampines new launch prices, Eastvale is hard to beat. Just go in with your eyes open on the lease.”

— via EdgeProp, buyer review

Strengths & Weaknesses

Verdict

Eastvale’s investment case rests on a straightforward but honest proposition: a CapitaLand-heritage executive condominium in a genuine family lifestyle location, available at OCR pricing that still reflects a meaningful lease discount versus comparable new launches. At approximately $1,019 PSF, buyers are acquiring a tested, well-located estate with 69 years of lease remaining and a profitability score of 75 out of 100 — a figure that reflects genuine resale demand and a price trajectory that has outperformed many equivalent ECs in the eastern OCR since 2020. The 45%-plus price growth since 2020 documented by EdgeProp is partly attributable to Eastvale’s location advantage — it is the closest of the Pasir Ris ECs to the MRT — and partly to the broader reopening-era appetite for spacious family units in green-adjacent neighbourhoods.

The risk factors are real and should not be minimised. The lease trajectory is the dominant variable: every year from now, the pool of buyers who can efficiently use CPF to purchase Eastvale narrows slightly. En-bloc prospects are modest — the en-bloc score of 48/100 reflects the constraints of a mid-size, privatised EC on a 99-year land parcel in the current regulatory environment, where collective sale premiums for older sites have been selective and lease-constrained sites face additional headwinds at tender. Investors purchasing primarily for capital appreciation should approach with clear-eyed expectations: the bulk of the price appreciation narrative at Eastvale is likely behind it, and the lease clock means medium-term holds (5-10 years) carry meaningful exit risk if the secondary buyer pool tightens. For rental investors, the average monthly rent of approximately $3,934 for a family unit generates a workable gross yield at current PSF levels and benefits from sustained demand from families who value the park and beach lifestyle without wanting or needing the premium of a newer development.

The ideal Eastvale buyer in 2026 is a Singaporean family purchasing for owner-occupation in the 30-to-45 age bracket: someone who values the east coast lifestyle, proximity to Pasir Ris Park and Downtown East, the convenience of EW1 at walking distance, and the spacious unit footprints that late-1990s ECs reliably offer. With a realistic renovation budget and a hold horizon of 8-12 years, the numbers work at today’s pricing. Those seeking a development to hold indefinitely, pass to children, or leverage for maximum CPF deployment in their fifties should look to newer builds or freehold alternatives in the broader Tampines-Pasir Ris corridor.