Eastwood Green Terraces
Overview & Key Facts
Eastwood Green Terraces is a boutique cluster of 15 strata terrace houses tucked along Eastwood Green in District 16, developed by LH Realty Pte Ltd and completed in 1998–1999. On a 99-year leasehold tenure commencing June 1995, this intimate landed enclave sits in the quieter residential fringe of Bedok, offering the privacy and space of landed living at a price point that remains meaningfully below freehold terrace benchmarks in the east. With generous unit footprints ranging from roughly 1,900 to over 3,300 square feet, the development caters to families who want room to breathe without the premium of a freehold address.
At just 15 homes, Eastwood Green Terraces operates more like a private estate than a typical condominium development — there is no large condominium-style clubhouse or swimming pool, and the appeal is rooted in the quiet, low-density neighbourhood character and the rare privilege of strata terrace ownership in a well-established part of the east. The PSF has trended from around $1,081 to $1,511 over recent transaction history, reflecting a 40% appreciation — though the thin transaction volume (four caveats) means each trade carries outsized weight in the price series. Buyers here are overwhelmingly Singaporeans (88.5%), with a small PR contingent; foreigners and corporate buyers are effectively absent.
The broader Eastwood area is a mature, low-rise residential pocket flanked by Bedok Reservoir to the north and Tanah Merah Country Club to the south. Amenities are spread across nearby Eastwood Centre and the Bedok town centre, and connectivity — historically a mild weakness at 1.18 km to Tanah Merah MRT — is set for a step-change upgrade when Sungei Bedok interchange opens in the second half of 2026.
Location & Connectivity
Eastwood Green Terraces sits along the Eastwood Green road corridor in the Bedok planning area, a leafy residential precinct that sits east of Bedok Reservoir and south of Upper Changi Road East. The immediate neighbourhood is characterised by low-rise landed housing, light greenery, and a distinctly suburban pace — a deliberate contrast to the denser HDB estates closer to the Bedok town centre. Eastwood Centre, a small neighbourhood mall, provides a hardware store, food court, and basic daily conveniences within a short drive or leisurely walk. For broader retail and F&B, Bedok Mall and Bedok Interchange Hawker Centre are roughly 2–3 km away, and the Changi City Point and Jewel Changi Airport corridor is within a 10-minute drive.
The school catchment is one of the development's quietly strong suits. Bedok View Secondary School is approximately 0.71 km away, Fengshan Primary School at 0.94 km, and a cluster of other primary and secondary schools — Ping Yi Secondary, Bedok Green Primary, Yu Neng Primary, and Bedok South Secondary — all fall within 1.2 km. Overseas Family School at 1.44 km adds appeal for expatriate families in the rare rental market here. The area's school density makes it a comfortable fit for multi-generational households prioritising education proximity.
Upcoming MRT catalyst: Sungei Bedok MRT (DT37/TE31 interchange) at approximately 0.36 km is scheduled to open in the second half of 2026. When operational, it will provide direct access to both the Thomson-East Coast Line (TEL) and the Downtown Line (DTL) — connecting residents to Marina Bay, Orchard, and Tampines without a transfer. This represents a significant connectivity upgrade. Until then, the effective MRT option is Tanah Merah (EWL) at 1.18 km, reachable by feeder bus or a 15-minute walk.
Currently, connectivity is average for an OCR address: Tanah Merah EWL connects to Changi Airport and the city via the East-West Line, and Bedok South TEL at 1.18 km (also not yet fully embedded in most residents' daily habits) will further strengthen options once the network matures. The upcoming Sungei Bedok interchange — already structurally complete and pending commissioning — is the single most important near-term value catalyst for this address. When it opens, a walk of under five minutes will unlock two MRT lines simultaneously.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bedok View Secondary School | secondary | Within 1 km |
| Fengshan Primary School | primary | Within 1 km |
| Ping Yi Secondary School | secondary | Within 1 km |
| Bedok Green Primary School | primary | ~1.0 km |
| Yu Neng Primary School | primary | ~1.1 km |
| Bedok South Secondary School | secondary | ~1.2 km |
| Park View Primary School | primary | ~1.4 km |
| Overseas Family School | international | ~1.4 km |
Facilities
As a 15-unit strata terrace cluster, Eastwood Green Terraces does not offer the facilities suite of a conventional condominium. Residents should not expect a swimming pool, gymnasium, or function rooms — the development's appeal is landed living itself: private multi-storey terraces, individual land parcels (within the strata framework), car parking at each unit, and the noise buffer of a small-scale estate. The low-maintenance, minimal-facilities model is a deliberate trade-off: management fees are significantly lower than comparable condominium developments, and the absence of shared facilities reduces friction between neighbours in what is essentially a private cluster of 15 families. Landscaping within the estate is modest, and the overall upkeep reflects a mature 1998-vintage development that has aged without major retrofits.
For recreational needs, residents rely on the broader Bedok and Eastwood locality: Bedok Reservoir Park is within a short drive and offers a 4.3 km reservoir loop popular with joggers and kayakers; Tanah Merah Country Club is adjacent to the estate; and the East Coast Park cycling and beach corridor is reachable within 10–15 minutes by car. The trade-off is clear — residents gain private terrace living and lower overheads in exchange for walking to a public park rather than stepping into an on-site pool.
"It is very peaceful and private here. We have no noise from poolside activities, no strangers walking through our car park — it genuinely feels like living in a landed house but with the security of a gated cluster."
— Eastwood Green Terraces resident, via property forum
Pricing & Market Position
Based on 4 recorded transactions, sale prices range from $2,038,000 to $2,930,000, averaging $2,467,000 (~$1,511 psf).
Rents range from $5,000 to $5,000 per month across 1 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 39.8% (from $1,081 to $1,511 psf).
Neighbourhood Comparison
In the District 16 sub-market, EASTWOOD GREEN TERRACES at ~$1,511 psf sits between THE BAYSHORE (~$1,231 psf) and PINERY RESIDENCES (~$2,550 psf). Each development appeals to a slightly different buyer profile.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| EASTWOOD GREEN TERRACES | 99 yrs lease commencing from 1995 | 1998 | — | $1,511 |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,231 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,612 |
| ECO | 99 yrs lease commencing from 2012 | 2017 | 714 | $1,446 |
Lease Decay Analysis
The 99-year lease runs from 1995, meaning approximately 31 years have already been consumed. Roughly 68 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~68 years | Full bank financing available |
| 2034 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2054 | ~39 years | Significant financing restrictions for next buyer |
| 2094 | 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 ~58 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates EASTWOOD GREEN TERRACES across multiple dimensions.
Strengths & Weaknesses
- Genuine landed living (strata terrace) at OCR pricing — spacious multi-storey units from ~1,940 sqft
- Sungei Bedok MRT (TEL/DTL interchange) at 0.36 km opening 2H 2026 — major connectivity catalyst imminent
- Quiet, low-density Eastwood enclave with no HDB density or commercial noise
- Strong school catchment — 6+ primary and secondary schools within 1.2 km
- Boutique 15-unit cluster means low management fees and genuine privacy
- PSF $1,511 significantly below new-launch 99yr condos (Sceneca $2,084) for materially more space
- 88.5% Singaporean owner profile signals a stable, community-oriented estate
- Proximity to Bedok Reservoir Park, East Coast Park corridor, and Tanah Merah Country Club
- 40% PSF appreciation recorded over available transaction history, evidencing demand
- Only 68 years of lease remaining — drops below 60yr in ~8 years, triggering tighter financing rules
- Thin transaction volume (4 sales recorded) makes price discovery unreliable and exit timing uncertain
- No on-site condominium facilities — no pool, gym, or function rooms
- Sungei Bedok MRT not yet open (as of May 2026) — current nearest MRT is Tanah Merah EWL at 1.18 km
- 1998 build vintage likely requires significant renovation budget for new buyers
- Gross yield of 2.42% is modest; only 1 rental transaction on record — income stream is thin
- Small estate (15 units) limits en-bloc negotiating power and collective sale appeal
- OCR D16 location carries less capital appreciation momentum than CCR/RCR counterparts
Verdict
Eastwood Green Terraces occupies a genuinely distinctive niche in the Singapore property market: a 15-unit 99-year leasehold strata terrace cluster in a quiet, established part of D16, priced at $1,511 PSF on its most recent transaction — cheaper than new-launch 99-year condos nearby (Sceneca Residence at $2,084 PSF) and sitting at a premium over aging mass-market stock like The Bayshore ($1,231 PSF). The key appeal is the landed lifestyle at a sub-$3M quantum, which remains below the entry point for most freehold terrace houses in the east. The upcoming Sungei Bedok MRT interchange at 0.36 km — expected in 2H 2026 — is a genuine near-term catalyst that should improve both rental and resale liquidity once operational, and represents one of the clearest infrastructure upgrades available to any east-side address in the coming 12 months.
The honest counterweight is the lease math. At 68 years remaining, Eastwood Green Terraces is not a dangerous purchase today — but the 60-year financing cliff is only 8 years away, and the next buyer (especially if purchased post-2030) will face CPF restrictions and compressed loan tenures that reduce the pool of eligible purchasers. A gross yield of 2.42% on a single observed rental transaction at $5,000/month is modest but not alarming for a landed cluster in OCR; the thin rental market (one recorded transaction) makes it difficult to rely on income as a conviction driver. En-bloc potential at a 41/100 score is speculative — 15 units is a feasible collective sale size, but government land supply dynamics and leasehold tenure make a successful en-bloc unlikely before the 40-year threshold approaches meaningfully.
The ideal buyer for Eastwood Green Terraces is a Singaporean family seeking genuine landed living — multiple storeys, private car porch, no pool-facing neighbours — within a school-dense, relatively quiet part of D16, at a quantum that is accessible compared to freehold landed, and who can absorb the lease depreciation over a 10–15 year ownership horizon while benefiting from the MRT upgrade. It is not a short-term flip candidate and not well-suited to investors seeking strong rental yields or easy liquidity. Treat it as what it is: a quiet, space-rich, leasehold-discounted landed home in a connectivity transition zone that is about to become significantly better connected.