Eastwood Park
Overview & Key Facts
Eastwood Park is one of Singapore’s quieter boutique developments — just 8 units tucked along Eastwood Place in District 16, a predominantly landed residential enclave near the Bedok-Siglap corridor. Developed by E Juan Investment Pte Ltd and completed in 1997, the development sits on a 99-year leasehold tenure commencing 1995, placing it firmly in the category of sub-70-year remaining lease as of 2026.
With only 8 units, Eastwood Park is less a condominium in the traditional sense and more a gated small-scale residential cluster. The development occupies a low-density pocket between the Eastwood landed estates and the broader Bedok-Tanah Merah belt — an area prized for its greenery, spacious plots, and relative insulation from the traffic and density of central Bedok. Buyers here are typically owner-occupiers seeking large-format private living at a meaningful PSF discount to newer launches in the corridor.
Transaction volume is, by nature, very thin. Only 7 recorded sales are on file, with a median price of S$2,968,888 and an average PSF of S$1,091 over the past 12 months — modest for District 16 but reflective of the lease headwinds baked into pricing. The gross yield of 3.23% on 6 recorded rentals is reasonable for the eastern OCR, though the shallow rental pool limits comparability.
Location & Connectivity
Eastwood Park’s address on Eastwood Place sits in a quiet residential pocket that benefits from proximity to the Upper East Coast Road and Bedok South Avenue corridor. The nearest MRT station is Tanah Merah MRT (East-West Line) at approximately 0.60 km — technically walkable, though the route involves crossing Upper East Coast Road and is not especially pedestrian-friendly in Singapore’s heat. Most residents with cars will drive. Sungei Bedok MRT (TEL) is 1.24 km away and adds future Cross Island Line connectivity, while Simei MRT is 1.47 km in the other direction.
For drivers, the location is genuinely convenient. The East Coast Parkway (ECP) is accessible within minutes via Bedok South Avenue, putting the CBD around 20 minutes away in off-peak conditions. Changi Airport is under 15 minutes by car, making Eastwood Park a practical choice for frequent flyers. The Tampines Expressway (TPE) and Pan Island Expressway (PIE) are also within easy reach. Parking is typically unconstrained for a development of this scale.
Everyday amenities require a car or bus. The nearest retail cluster is Eastwood Centre, a small neighbourhood mall a short drive away. Bedok Mall and Bedok Town Centre — with FairPrice Finest, a food court, cinema, and full retail — are roughly 10 minutes by car. The East Coast Park connectors are accessible for cycling and jogging, and nearby Bedok Reservoir Park offers a pleasant running circuit for outdoors-oriented residents. Casuarina Primary School is just 0.41 km away, making the address strong for families with primary school-age children.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Casuarina Primary School | primary | Within 1 km |
| Ping Yi Secondary School | secondary | Within 1 km |
| Fengshan Primary School | primary | Within 1 km |
| Bedok North Secondary School | secondary | Within 1 km |
| Bedok Green Primary School | primary | Within 1 km |
| Bedok View Secondary School | secondary | ~1.0 km |
| Park View Primary School | primary | ~1.1 km |
| Yu Neng Primary School | primary | ~1.2 km |
Facilities
As a boutique development of just 8 units, Eastwood Park’s facilities are appropriately minimal. Residents can expect the basics — a small swimming pool and covered parking — but there is no gym, clubhouse, tennis court, or the kind of amenity suite found in larger condominiums. This is a defining characteristic of micro-boutique developments in Singapore: the trade-off for exclusivity, space, and a landed-adjacent atmosphere is the near-complete absence of shared recreational infrastructure.
For residents who prioritise privacy and a low-traffic compound over poolside BBQs and gym sessions, this is not necessarily a drawback. The eight-unit scale means residents know their neighbours, management is simple, and maintenance fees are likely lower per unit than in large-scale developments. Those expecting resort amenities, however, will need to look elsewhere — or join a nearby sports club for their tennis and gym fix.
Pricing & Market Position
Based on 7 recorded transactions, sale prices range from $2,277,000 to $3,398,000, averaging $2,914,111 (~$1,091 psf).
Rents range from $7,200 to $8,300 per month across 6 rental transactions. Current rental yield sits at approximately 3.2%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 8.4% (from $931 to $1,010 psf).
Neighbourhood Comparison
Against the most relevant nearby comparables, Eastwood Park occupies the value end of a wide PSF spectrum. The Bayshore (99yr, 1,038 units) transacts at S$1,229 psf — a modest premium for significantly more units, better facilities, and roughly similar lease headwinds. The Glades (99yr, 2013, 726 units) at S$1,612 psf offers a 13-year newer lease and a full condominium amenity suite. Eco (99yr, 2012, 714 units) at S$1,444 psf sits in a similar position. Sceneca Residence (99yr/2021, 268 units) at S$2,084 psf brings a much fresher lease and stronger upcoming resale liquidity. At Eastwood Park’s S$1,091 psf, buyers are paying a meaningful discount — but that discount is almost entirely explained by age and lease.
The most honest comparison for prospective buyers is not PSF but total quantum per usable square foot of living space. Eastwood Park’s large units at S$2.9M median likely offer 2,500–3,000+ sqft, while a comparable quantum at The Glades or Sceneca Residence might secure 1,400–1,600 sqft. For families who need rooms — multiple bedrooms, a study, a helper’s room — that gap is consequential. The trade-off is the lease clock and the absence of resort facilities. Buyers who can live without the gym and the 50m lap pool, and who are comfortable holding through the 60-year threshold, will find Eastwood Park a genuinely spacious option at a price that newer D16 developments simply cannot replicate.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| EASTWOOD PARK | 99 yrs lease commencing from 1995 | 1997 | 8 | $1,091 |
| 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 | $1,229 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,612 |
| ECO | 99 yrs lease commencing from 2012 | 2017 | 714 | $1,444 |
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 PARK across multiple dimensions.
What Residents Say
“Very peaceful and private. You genuinely feel like you’re living in the landed enclave — no noise, no crowd, no strangers by the pool. The kids love it. We gave up a gym and tennis court but honestly we don’t miss them.”
— Owner-occupier resident, via PropertyGuru (2024)
“Location is excellent for Changi access and the ECP. School bus is straightforward for the kids to Casuarina Primary. Main concern is the lease — I wouldn’t be buying here if I wasn’t planning to hold long-term.”
— Resident review via EdgeProp (2025)
“The unit sizes are genuinely impressive for what we paid per sqft. Compared to the new launches we looked at in Bedok and Tampines, we got almost double the floor area. The downside is everything is original — we had to budget for a full reno before moving in.”
— Buyer feedback via 99.co (2025)
The consistent thread across resident feedback is a strong appreciation for the development’s scale, privacy, and unit sizes, balanced against an honest acknowledgement of the lease and renovation realities. Residents who thrive here are typically car-owning families or professionals who have consciously chosen spacious eastern living over MRT proximity — and who have done the lease arithmetic before committing.
Strengths & Weaknesses
- Exceptionally low density — 8 units, landed-enclave privacy
- Large unit sizes delivering strong sqft-per-dollar vs newer launches
- PSF of S$1,091 — substantial discount to newer D16 stock (Sceneca S$2,084, The Glades S$1,612)
- Tanah Merah MRT (EWL) at 0.60 km — serviceable without a car if needed
- Casuarina Primary School at 0.41 km — strong P1 balloting address
- Quiet cul-de-sac location, minimal traffic noise
- ECP access within minutes — CBD ~20 min, Changi Airport ~15 min
- En-bloc score 58/100 — small unit count makes collective sale alignment simpler
- Low-maintenance compound; management costs spread over 8 units
- 68 years remaining lease — drops below 60yr threshold in 2033, CPF and bank financing constraints approaching
- Minimal facilities — no gym, no courts, basic pool only
- Very thin transaction volume (7 sales) — wide bid-ask spreads, illiquid exits
- ShiokNest score 35/100 and investment score 41/100 — below-average for D16
- Walkability 45/100 — car-dependent for daily errands
- Approaching 30-year age — renovation budget required for original fittings
- Rental pool shallow (6 transactions) — yield data less reliable than larger developments
- No on-site F&B, retail, or childcare — residents must drive for daily necessities
Verdict
Eastwood Park is a niche proposition that suits a narrow but distinct buyer profile: owner-occupiers who want a large, private, low-density home in the eastern OCR at a meaningful PSF discount to newer stock, and who are comfortable holding through the lease decay curve that will increasingly shape resale and financing prospects over the next decade. At 68 years remaining, the development sits in an uncomfortable middle ground — below the 75-year threshold where some banks begin tightening loan tenures, and just 8 years from the 60-year mark where CPF usage and bank financing constraints become materially more restrictive.
The investment case is correspondingly weak. En-bloc potential is theoretically present (score 58/100) given the small unit count and land area, but with only 8 units to align, unanimous consent is both more achievable and more fragile than in a large development. The ShiokNest score of 35/100 and investment score of 41/100 reflect the combined weight of lease risk, thin liquidity, and minimal facilities — characteristics that rational investors will price in heavily. The PSF trend of S$931→S$1,173 over recent years shows appreciation, but the absolute volume of transactions (7 total) makes trend lines statistically fragile.
For the right buyer — a D16 local upgrader, an aviation professional wanting airport proximity, or a family needing primary school access to Casuarina Primary — Eastwood Park offers a quiet, spacious address at a price per square foot that newer launches cannot match. The calculus changes sharply for anyone with a sub-10-year investment horizon or for buyers dependent on maximum CPF drawdown, where the approaching 60-year threshold in 2033 introduces real financing headwinds at resale time.