Eastwood Regency
Overview & Key Facts
Eastwood Regency is a boutique 75-unit freehold condominium developed by Fragrance Realty Pte Ltd along Eastwood Road in the Bedok–Upper Changi corridor of District 16. Completed in 2013, the development occupies a leafy residential address that has been quietly but meaningfully repriced since the opening of Sungei Bedok MRT interchange — a dual-line station on the Downtown Line and Thomson-East Coast Line just 0.59 km away.
The headline investment metric is a 3.89% gross yield supported by 171 recorded rental transactions — a volume that removes the guesswork from rental demand modelling. Average rent clears near S$2,239 per month, and PSF across recent transactions has ranged from S$1,534 to S$1,692, reflecting some near-term volatility but a median sitting solidly around S$1,690 psf. For a freehold title in the OCR, this places Eastwood Regency in a relatively attractive bracket: most freehold D16 peers that offer genuine MRT proximity have already moved meaningfully higher.
Fragrance Realty is known for compact boutique projects rather than mega-developments, and Eastwood Regency fits that mould. At 75 units, the development avoids the anonymity and MCST bureaucracy that can characterise larger estates — a genuine quality-of-life advantage for owner-occupiers and a factor that investors should weigh when considering tenant turnover management. The site’s freehold status means there is no lease-decay ceiling on long-term hold strategies, and no CPF restriction horizon to plan around.
Location & Connectivity
Eastwood Road sits in one of the most underrated residential pockets in the eastern region — a low-rise, tree-lined stretch that feels distinctly removed from the density of central Bedok and the commercial noise of Upper Changi Road, while still connecting efficiently to both. The street itself carries through-traffic to Siglap and the East Coast, giving car owners a choice of arterials without subjecting residents to sustained road noise.
The MRT story is the centrepiece of the location case. Sungei Bedok (DT37/TE31) at 0.59 km is a dual-line interchange: the Downtown Line runs express to the CBD via Bugis and Promenade, while the Thomson-East Coast Line connects north to Orchard and beyond. Residents gain access to two distinct CBD corridors without a transfer — a meaningful commuting advantage over single-line stations. The walk is approximately 8–10 minutes and largely along pavements; it is not covered, which matters on wet days, but the distance is comfortable for most working adults.
Drivers are equally well served. The East Coast Parkway (ECP) is accessible within minutes and delivers Raffles Place in under 25 minutes in off-peak conditions. Changi Airport is under 10 minutes by car — a draw that resonates with expatriate tenants who value quick access without committing to an airport-zone address. The broader Bedok and Tampines catchments are within a 10–15 minute drive for weekend retail and dining.
For families, Overseas Family School at 1.25 km is the standout: one of Singapore’s most recognised international schools, with an IB curriculum and a strong expatriate enrolment. Its proximity brings a ready pool of professional expatriate tenant families who prefer the quieter Eastwood Road character over the more congested Paya Lebar or Kovan corridors. Local school proximity is also solid: Fengshan Primary at 1.17 km falls within typical Phase 2C distance for MOE P1 registration, and Bedok View Secondary and Ping Yi Secondary round out the secondary options within 1.25 km.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Bedok View Secondary School | secondary | Within 1 km |
| Fengshan Primary School | primary | ~1.2 km |
| Ping Yi Secondary School | secondary | ~1.2 km |
| Overseas Family School | international | ~1.3 km |
| Bedok Green Primary School | primary | ~1.3 km |
| Yu Neng Primary School | primary | ~1.3 km |
| Bedok South Secondary School | secondary | ~1.3 km |
| Park View Primary School | primary | ~1.6 km |
Facilities
Eastwood Regency’s facilities reflect the constraints of a 75-unit boutique development on a modest land parcel. The offering covers the essentials — a swimming pool, gymnasium, and landscaped outdoor areas — without aspiring to the resort-style amenity stack of larger developments. This is a consistent pattern among Fragrance Realty projects, which prioritise land efficiency and unit delivery over communal infrastructure.
The facilities rating of 5.5 is an honest assessment. Residents who use the pool and gym regularly will find them adequate, not exceptional. There is no tennis court, club function room, or waterpark-style water feature of the kind that neighbouring larger developments offer. The upside of this trade-off is meaningful: maintenance fees for a 75-unit development with a lean facilities programme are typically lower than those of larger peers, and MCST budgets can be more focused on upkeep quality rather than spread thin across a wide amenity list.
The outdoor environment around the development makes up for some of what the compound lacks. Eastwood Road’s low-rise residential character means residents benefit from genuine tree cover, lower ambient noise, and a sense of space that tower-block condominiums cannot replicate. For residents who are comfortable treating the surrounding neighbourhood — East Coast Park, the Bedok Reservoir corridor, and the Changi coastal stretch — as an extended backyard, the trade-off is highly rational.
Unit Sizes & Layout
Eastwood Regency’s 75 units are spread across a small number of stacks, with a typical mix of 1-, 2-, and 3-bedroom configurations. Unit sizes reflect post-2010 construction norms — generally more efficient than late-1990s builds but less compressed than the sub-500 sqft micro-units that characterised some later boutique projects in the same era. The majority of rental transactions at S$2,239 per month suggest that 2-bedroom units form the dominant transacted type, consistent with the expatriate and dual-income-household tenant profile that Eastwood Road attracts.
The layout rating of 7.0 reflects generally functional configurations rather than exceptional design. Units in a 75-unit Fragrance Realty project are unlikely to offer double-volume ceilings or panoramic corner windows, but the footprints are workable and waste space is minimal. Stack orientation on Eastwood Road means some units benefit from greenery views toward the low-rise residential surroundings, which is a genuine differentiator over high-rise facing units in denser corridors.
Finishings at the 2013 build date are mid-market — quality marble-effect tiles, branded sanitary fittings, and a kitchen specification that remains presentable but will show age in areas like appliances and cabinetry for units that have not been renovated. Buyers purchasing for own-stay after 12 years of tenancy should budget for a selective refresh; units that have had responsible long-term tenants are often in better condition than those turned over frequently.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 12 | $1,642 | $681,250 |
| 1 BR | 3 | $1,634 | $826,667 |
| 3 BR | 2 | $1,093 | $1,269,000 |
Pricing & Market Position
Based on 17 recorded transactions, sale prices range from $590,000 to $1,458,000, averaging $776,059 (~$1,690 psf).
Rents range from $1,500 to $4,300 per month across 172 rental transactions. Current rental yield sits at approximately 3.9%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 17% (from $1,390 to $1,626 psf).
Neighbourhood Comparison
Within District 16, Eastwood Regency occupies a specific niche: freehold tenure, boutique scale, and dual-line MRT proximity, at a PSF that sits below the most established east-side freehold addresses. Against Bayshore Park — a large 99-year leasehold estate on the East Coast with extensive facilities — Eastwood Regency trades facilities breadth and lease for freehold status and a quieter residential character. Against newer freehold launches in the Siglap and Upper East Coast stretch, Eastwood Regency offers comparable connectivity at a lower per-unit quantum.
The most instructive comparison is with leasehold developments of similar vintage along the Bedok corridor. At S$1,690 psf, Eastwood Regency commands a freehold premium of approximately 15–20% over equivalent-sized leasehold condominiums in the same district. For buyers who are running a long-hold strategy, that premium is rational: there is no lease clock eroding the asset’s financing eligibility over a 20–30 year horizon. For buyers with a shorter 5–7 year horizon focused on yield, the leasehold alternatives that cleared S$1,450–S$1,500 psf offer a marginally better initial yield at the cost of residual lease exposure.
Against other Fragrance Realty boutique projects in the eastern region, Eastwood Regency’s dual-line interchange proximity distinguishes it clearly. Earlier Fragrance projects further from MRT infrastructure trade at meaningfully lower PSF, confirming that the station opening has been a genuine pricing inflection for Eastwood Road.
- Costa Del Sol: 99yr leasehold, large waterfront estate, ~S$1,500–S$1,600 psf — facilities-heavy, lease-exposed.
- Bayshore Park: 99yr leasehold, mega-estate, ~S$1,300–S$1,450 psf — value tier, ageing lease.
- The Glades: 99yr leasehold, ~S$1,550 psf, Tanah Merah corridor — single-line MRT.
- Eastwood Regency: Freehold, 75 units, S$1,690 psf, dual-line interchange 0.59 km — boutique premium justified by tenure and connectivity.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| EASTWOOD REGENCY | Freehold | 2013 | 75 | $1,690 |
| 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 |
ShiokNest Scores
Our proprietary scoring system evaluates EASTWOOD REGENCY across multiple dimensions.
What Residents Say
Feedback from Eastwood Regency residents and landlords consistently highlights the same themes: the quietness of the Eastwood Road address, the reliability of the expatriate tenant base, and the practical convenience of the Sungei Bedok interchange access. The development’s small size means the management council is known to residents personally, and maintenance response is reported as prompt — a contrast to the anonymity of larger MCST-run complexes.
“We chose Eastwood Regency specifically because of OFS — we are an expat family and the school access was non-negotiable. The neighbourhood is quiet, green, and a completely different feel from the Paya Lebar or Kovan corridors we also looked at. The MRT is genuinely walkable.”
— Owner-occupier expatriate family, via property forum
“I’ve had the unit tenanted continuously since 2015. Always to professional couples or expat families. The OFS proximity is a consistent pull. Rent has moved from S$2,000 to S$2,350 over that period. The condo is not fancy but the location sells itself.”
— Investor-landlord, via online forum
Owner-occupiers are a mix of local families who value the school catchment and quieter eastern address, and expatriate households who prioritise the OFS proximity and airport access. The investor-landlord cohort is significant — consistent with the 171 rental transactions on record — and generally reports stable, long-tenure tenants rather than high-turnover short-stay arrangements. Both groups note that the boutique scale makes for a more personal community atmosphere than is typical in developments three to five times the unit count.
Strengths & Weaknesses
- Freehold tenure — no lease decay, no CPF restriction horizon, clean long-hold optionality
- Sungei Bedok DTL/TEL dual-line interchange at 0.59 km — two CBD corridors without transfer
- 3.89% gross yield backed by 171 recorded rental transactions — statistically credible income
- Overseas Family School at 1.25 km — strong expatriate tenant draw
- Boutique scale (75 units) — responsive MCST, quieter community, lower anonymity
- Fengshan Primary at 1.17 km within typical MOE P1 Phase 2C range
- Quiet, leafy Eastwood Road setting — low ambient noise for a D16 address
- Changi Airport under 10 minutes by car — consistent expat tenant demand driver
- East Coast Park and Bedok Reservoir within easy reach for outdoor lifestyle
- Investment score 61 and profitability score 64 — above-average OCR fundamentals
- Facilities rating 5.5 — no tennis court, BBQ pavilions limited, pool is functional not resort-grade
- PSF range S$1,534–S$1,692 shows near-term volatility — no clear directional breakout
- Walkability score 53 — Eastwood Road lacks the dense amenity cluster of Bedok town centre
- 3.89% yield is solid but not exceptional vs. higher-yielding leasehold alternatives in D16
- Fragrance Realty boutique brand carries less resale prestige than established blue-chip developers
- No covered walkway to MRT — 0.59 km is pleasant in dry weather, less so during monsoon
- Limited unit count (75) means thin secondary market liquidity — longer time-on-market possible
- Interior finishings at 12-year age may require renovation budget for discerning owner-occupiers
Verdict
Eastwood Regency is a development whose investment case has been materially improved by external infrastructure — specifically the Sungei Bedok interchange — rather than by its own intrinsic facilities or developer prestige. That is not a criticism; it is simply an accurate framing of what you are buying. The freehold title, the DTL/TEL dual-line access, the proximity to Overseas Family School, and a 3.89% yield backed by 171 rental data points together form a credible income and capital-hold proposition in the OCR.
The value score of 7.5 reflects the current PSF sitting at a level that is elevated relative to older leasehold peers in D16 but reasonable relative to newer freehold inventory in the eastern region. The PSF trend — S$1,582 to S$1,534 to S$1,669 to S$1,692 to S$1,626 — shows the market testing a range, with no clear directional breakout either way. This is consistent with a development that has absorbed the station-opening repricing but has not yet attracted the speculative premium of the most sought-after east-side freehold addresses.
For investors, the 3.89% yield is credible but not exceptional by Singapore standards. The 171 rental records provide statistical confidence that demand is real and consistent, and the tenant profile — expatriate families, professionals, airport-adjacent workers — is typically stable and lower-turnover than younger-demographic tenant pools. The freehold title removes the lease anxiety that clouds D16 leasehold assets, and there is no CPF restriction window to plan around.
The clearest risk is on the facilities side for owner-occupiers who want resort-style living, and on the PSF side for buyers who entered at peak cycle prices in the S$1,692 range. Those who bought near S$1,534 have meaningful upside buffer; those at S$1,692 need the rental income to carry the position while waiting for the next repricing cycle. The neighbourhood story — East Coast Park, Changi, Bedok hawker culture, OFS proximity — is strong enough to support continued expatriate tenant interest over the medium term.