Eastwood Green
Overview & Key Facts
Eastwood Green is a small boutique condominium tucked into the quiet Eastwood estate in District 16, completed in 1998 by Eastwood Park Pte Ltd. With only 72 units on a 99-year lease commencing 1995, it sits firmly in the mature East Coast / Bedok South belt — a pocket historically favoured by owner-occupiers, many of whom moved in from the surrounding landed enclave looking to downsize without leaving the neighbourhood.
The development is modest in scale and ambition: low-rise blocks, a lap pool, tennis court, and gym — the kind of condo built before mega-facility arms races became standard. What it lacks in amenity breadth, it compensates for through its setting. Eastwood Road is a minor cul-de-sac lined predominantly with landed housing, and residents frequently cite the street-level quietness as a defining feature. It is, in essence, a landed-adjacent condo at a condo price point.
At 68 years of remaining lease, Eastwood Green sits in the "comfortable but clock-ticking" zone — bank financing and CPF usage are fully intact today, but any buyer holding beyond the mid-2030s should model the decay carefully. Recent transactions average S$1,377 psf with median sale prices around S$1.36M — figures that look sharply discounted against newer D16 launches at S$2,000+ psf, but need to be read in the context of age, lease, and facility footprint.
Location & Connectivity
Eastwood Green's headline locational feature in 2026 is the imminent Sungei Bedok MRT interchange, which sits approximately 270 metres from the development. When Thomson-East Coast Line Stage 5 opens and the Downtown Line extends to meet it, residents will have interchange-grade connectivity within a five-minute walk — a transformative shift for a condo that historically relied on the car or a Tanah Merah feeder bus.
Tanah Merah MRT (East-West Line) and Bedok South are both around 1.1 km away — walkable for some, but most residents drive or bus it. For drivers, the location is genuinely convenient: the ECP and PIE are both within a few minutes, Changi Airport is about 10 minutes away, and the CBD is reachable in roughly 20 minutes off-peak via ECP.
Everyday retail sits at Bedok Mall and Bedok Point (both near Bedok MRT, around 2 km away) and the much-loved Bedok Food Centre. Closer to home, the shophouses along Upper East Coast Road cover F&B and daily necessities. East Coast Park is a short drive and a staple weekend anchor for Eastwood residents.
Schools & Education
3 primary schools 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 | Within 1 km |
| Yu Neng Primary School | primary | Within 1 km |
| Bedok South Secondary School | secondary | ~1.1 km |
| Park View Primary School | primary | ~1.4 km |
| Bedok North Secondary School | secondary | ~1.5 km |
Facilities
Eastwood Green offers what was standard for a late-1990s boutique condo: a lap pool, wading pool, tennis court, gym, BBQ area, and a small clubhouse. There is no on-site childcare, no mini mart, and no resort-style water features — the land simply isn't there to accommodate them. For a development of 72 units, this is rational design: low facility-to-unit ratios mean short wait times for the pool and tennis court, and maintenance fees stay manageable.
The landscaping is mature — three decades of tree growth have given the compound a leafy, settled quality that new launches cannot replicate for at least a decade. Residents consistently describe the grounds as peaceful and the low block count keeps sight-lines open.
What is missing matters, though. Families with young children accustomed to the water playgrounds, indoor gyms, and function rooms of mega-developments will find the facility set sparse. Serious fitness users will likely supplement with an off-site gym. The tennis court is the standout amenity — rarely contested given the small resident population.
Pricing & Market Position
Based on 13 recorded transactions, sale prices range from $865,000 to $1,655,000, averaging $1,330,385 (~$1,374 psf).
Rents range from $2,000 to $4,200 per month across 24 rental transactions. Current rental yield sits at approximately 2.9%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 45.3% (from $921 to $1,338 psf).
Neighbourhood Comparison
Within D16, Eastwood Green's peers are a mixed set. Sceneca Residence (99-year leasehold from 2021, 268 units, ~S$2,084 psf) is the obvious new-launch comparator — it sits directly at Tanah Merah MRT with integrated retail and a fresh lease, but at roughly 50% higher psf and with smaller unit sizes. The Glades (99-year leasehold from 2013, 726 units, ~S$1,610 psf) offers more extensive facilities and a younger lease, closer to Tanah Merah MRT, at a mid-teens psf premium. The Bayshore (~S$1,229 psf, 1,038 units) is cheaper on psf but farther from MRT and further into its own lease decay.
For a buyer prioritising quiet, unit size, and owner-occupation, Eastwood Green's closest real-world competition is not other condos but landed terraces on the same street — which come in at multiples of the price. Seen this way, the development offers a genuine lifestyle substitution at a meaningful discount, with the Sungei Bedok MRT catalyst as a medium-term locational upgrade that the landed neighbours themselves will also benefit from.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| EASTWOOD GREEN | 99 yrs lease commencing from 1995 | 1998 | 72 | $1,374 |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| VELA BAY | 99 years leasehold | — | — | $2,869 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,232 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,613 |
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 across multiple dimensions.
What Residents Say
“Very quiet, very green, and the tennis court is basically ours — I've never had to queue. The trade-off is that there's no playground or water features for the kids, so we go to Bedok Reservoir or ECP most weekends.”
— Resident perspective (owner-occupier, 3-bedder)
“We bought here for the landed-street feel without the landed-street price. Driving to Tanah Merah or Bedok South used to feel like a compromise — but with Sungei Bedok MRT coming right next door, that calculation has completely changed.”
— Resident perspective (mid-term owner)
The consistent thread across owner feedback is that Eastwood Green rewards people who value quiet and space over amenity breadth. The small unit count creates a genuine community feel that mega-developments struggle to replicate — residents recognise each other, management is accessible, and decisions get made at AGMs rather than through layers of sub-committees. The flip side is that a boutique MCST has less budget depth for major capital works, something buyers should verify via recent AGM minutes and the sinking fund position before committing.
Strengths & Weaknesses
- Walking-distance (~270m) to upcoming Sungei Bedok MRT interchange (TEL + DTL)
- Boutique 72-unit scale — low density, tight community feel
- Landed-enclave street setting on Eastwood Road
- Generous 1990s-era unit sizes vs new-launch comparables
- Mature, established landscaping
- Short tennis-court and pool wait times given small resident base
- Excellent driving access to ECP, PIE, Changi Airport
- ~30% cheaper psf than nearby new launches (Sceneca, The Glades)
- High 88/100 profitability score based on historical transactions
- Peaceful own-stay profile ideal for families and mature couples
- 99-year lease from 1995 — 68 years remaining, decay math increasingly matters
- Minimal facility set vs modern mega-developments
- No on-site childcare, retail, or F&B
- Many units still on original or aged fixtures — renovation budget required
- Tanah Merah / Bedok South MRT currently 1.1 km — not walkable until Sungei Bedok opens
- Small 72-unit MCST has less capital-works budget depth
- Lower resale liquidity given small unit count
- No water playground or children-focused amenities
- Upper East Coast Road-facing stacks pick up some traffic noise
- Modest 2.82% gross yield caps investor appeal
Verdict
Eastwood Green is a quiet-lane, owner-occupier boutique condo whose central question in 2026 is a simple one: how much of the Sungei Bedok MRT upside is already priced in? At S$1,377 psf on recent transactions, it is substantially cheaper than new D16 launches, but the discount reflects three real factors — 1998 vintage, 68-year remaining lease, and a minimal facility set. These are not fatal for own-stay buyers, but they shape the exit math.
For a family or mature couple that wants a quiet, low-density environment with meaningful floor area, good driving access, and a soon-to-arrive MRT interchange within walking distance, the proposition is coherent. The 88/100 profitability score suggests historical owners have done well, and the 2.82% gross yield is in line with mature D16 stock.
For investors or short-hold buyers, the calculus is harder. The lease clock matters more each year, the facility gap vs newer comparables will widen, and the liquidity of a 72-unit development is inherently lower than a 700-unit estate. Those looking to ride the Sungei Bedok catalyst should do so with eyes open about horizon: the station opens, the market reprices once, and then you are back to holding a mid-90s leasehold asset in a small development.