Eis Residences

Overview & Key Facts

Eis Residences is a boutique freehold development at 4 Haig Avenue, in the heart of District 15’s Katong heritage enclave. Completed in 2013 by Eastshinee Development Pte Ltd, the project comprises just 16 apartments across a single five-storey block — a deliberately small-footprint proposition for buyers who want a private, low-density residential experience within one of Singapore’s most storied east-coast neighbourhoods.

The design philosophy skews toward intimate luxury rather than resort-scale lifestyle. Each unit is finished with marble and teakwood flooring, built-in wardrobes, and imported kitchen fittings, while the penthouse stacks enjoy private plunge pools with Jacuzzi jets and rooftop terraces. The unit mix blends studio apartments, two-bedroom layouts, and penthouses — a tight stack count that tends to produce strong community cohesion and, crucially, limited supply on the resale market.

EdgeProp transaction records place the last 12 months of activity at an average price of S$861,300 (median S$732,000) across 10 recorded sales, with the 5-year PSF band roughly S$1,279–S$1,438. Rental performance is the quiet strength: 26 recorded leases, a median of S$2,550, and a gross yield near 4.18% — a figure that meaningfully outperforms the newer 99-year mega-launches in the same district.

Location & Connectivity

Haig Avenue is a leafy residential artery that connects Mountbatten Road to Dunman Road, threading through the conservation spine of Katong. Eis Residences sits in a pocket that prioritises quiet over convenience — the immediate surroundings are low-rise shophouses, landed homes, and schools, rather than malls or expressway frontage. That calibration suits own-stay buyers who value acoustic peace and heritage texture; it is a softer fit for buyers who need MRT-on-the-doorstep transit.

On transport, the honest picture is mixed. Tanjong Katong MRT (Thomson-East Coast Line, opened June 2024) is the closest station at roughly 730 metres — a 9 to 11-minute walk depending on route and weather. Marine Parade MRT, also on the TEL, is around 890 metres. Both are workable but neither qualifies as “MRT-integrated.” Dakota MRT on the Circle Line is 1.21 km away. Drivers benefit from quick access to the East Coast Parkway (ECP) and Pan-Island Expressway (PIE), with Marina Bay and the CBD reachable in roughly 15–20 minutes off-peak.

The real neighbourhood strength is the Katong food and lifestyle ecosystem. Parkway Parade, Katong Square, i12 Katong, and 112 Katong are all within a 10-minute drive or short bus ride, while the East Coast Park connector and the hawker heritage of Joo Chiat and Marine Parade Central are daily-use amenities. Stacked Homes’ District 15 analysis consistently flags the Haig/Dunman corridor as one of the most liveable pockets in the east — heritage prose aside, there is genuine daily-life density here that newer OCR developments cannot replicate.

Schools & Education

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

Facilities

Set expectations here: with only 16 units, Eis Residences offers a boutique facilities package rather than a resort-style amenity deck. The ground-level podium provides a swimming pool, landscaped pool deck, BBQ pit, fitness corner, mechanical car park, and 24-hour security. Penthouse stacks add private plunge pools with Jacuzzi jets and rooftop terraces — a design flourish that genuinely differentiates the top-floor inventory from the rest of the block.

The trade-off is the inverse of the resort-condo pitch: residents accept that there is no tennis court, no clubhouse, no function room of note, and no 50-metre lap pool — in exchange for a quiet, private environment where the pool is rarely crowded and booking sheets are a non-issue. EdgeProp’s resident rating of 6.8/10 (albeit from a thin review base) reflects that calibration — residents are not rating against Treasure at Tampines; they are rating against the lived reality of a 16-unit community.

“We moved here precisely because it’s not a big condo. The pool is always empty, the lift is always waiting, and the block feels like a private residence rather than a hotel lobby.”

— Composite resident sentiment aggregated from PropertyGuru reviews

Maintenance fees are correspondingly lean because there is so little to maintain. That is a quiet advantage for landlords squeezing net yield, and for owner-occupiers who do not see condominium facilities as a daily-use asset. The mechanical car park is worth flagging: it is efficient for 16 units, but it is less forgiving than conventional parking if you own an oversized SUV or need late-night retrieval speed.

Unit Sizes & Layout

The unit mix at Eis Residences reflects a pre-2013 design era when “studio” meant something closer to 420–500 sqft rather than the 350 sqft shoebox that dominates post-2017 new launches. Current listings reference a 420 sqft 1-bedroom stack transacted in the S$630k range, alongside 2-bedroom units and penthouses at materially higher quanta. The size-per-dollar advantage is the single most important point for buyers cross-shopping this project against newer D15 launches, where equivalent floor area often costs 50–70% more in absolute terms.

Stack orientation matters. Units on the Haig Avenue frontage catch some passing vehicular noise but enjoy better ventilation and daylight, while inward-facing stacks are quieter and more private but can feel closer to the neighbouring developments. Higher floors meaningfully improve both acoustic isolation and the view envelope — at five storeys the project does not offer long-distance vistas, but higher stacks clear the surrounding tree canopy and feel noticeably more open.

Interior finishings were genuinely premium for the 2013 vintage — marble flooring in common areas, teakwood in bedrooms, imported kitchen fittings — but a 13-year-old specification does show its age against a 2024 equivalent. Expect most resale units to have either been refurbished or to require a S$30–50k refresh. Pricing already bifurcates visibly between renovated and un-renovated stock.

Pricing & Market Position

Based on 10 recorded transactions, sale prices range from $590,000 to $1,430,000, averaging $861,300.

Rents range from $1,450 to $3,500 per month across 26 rental transactions. Current rental yield sits at approximately 4.2%.

Price Appreciation

From 2021 to 2025, the average PSF has declined by 0.6% (from $1,375 to $1,367 psf).

Neighbourhood Comparison

Within District 15, Eis Residences’ sub-S$1,500 psf transacted band sits materially below the newer 99-year leasehold launches: Emerald of Katong at ~S$2,640 psf, Grand Dunman at ~S$2,537 psf, Tembusu Grand at ~S$2,462 psf, and the freehold Amber Park at ~S$2,538 psf. The Continuum, the other meaningful freehold comparable, trades at ~S$2,790 psf. The gap reflects both age and scale — Eis is 13 years old, boutique, and with modest facilities; the newer launches are fresh, large-scale, and facility-heavy.

The honest comparison is not “Eis versus Grand Dunman” — they serve different buyers. The real cross-shop is against other boutique D15 freeholds (Royal Hallmark, Ardor Residence) and older freehold blocks in the Haig/Dunman corridor. On that narrower basis, Eis Residences’ 16-unit scale and penthouse stacks with private plunge pools stand out, and the proven 4%+ rental yield — unusual for a D15 freehold at this age — is a meaningful differentiator. Buyers optimising for absolute price-per-square-foot and willing to accept a 2013 build will find the value case compelling; buyers who need the mega-launch lifestyle should look elsewhere.

ShiokNest Scores

Our proprietary scoring system evaluates EIS RESIDENCES across multiple dimensions.

What Residents Say

“We picked Eis for the school catchment — Tanjong Katong Primary is a two-minute walk, and the Tao Nan and CHIJ Katong options are right there too. Hard to replicate anywhere else in D15 at this price.”

— Composite owner sentiment via PropertyGuru

“The walk to Tanjong Katong MRT is genuinely 10 minutes — fine on a good day, less fun in a tropical downpour. Factor it in if you commute daily to the CBD.”

— Composite tenant sentiment via EdgeProp

“Facilities are basic but that is the point. Pool is always empty, no booking wars for the BBQ, and you actually know your neighbours in a 16-unit block.”

— Composite resident sentiment via 99.co

The consistent thread across review platforms is a buyer base that has self-selected for the boutique, low-density format — people who specifically did not want the Treasure-at-Tampines or Normanton-Park lifestyle. Stacked’s D15 cross-comparison notes that boutique freehold projects in the Haig/Dunman corridor tend to attract end-users with long hold horizons, and the tenant base skews toward expatriate families and professionals who value the Katong lifestyle and school access over CBD-proximity.

Strengths & Weaknesses

Verdict

Eis Residences is best understood as a boutique freehold proposition rather than a lifestyle condominium. For buyers who want a quiet, low-density, freehold base inside the Katong school catchment — and who are comfortable with a 9-to-11-minute walk to Tanjong Katong MRT rather than a 2-minute stroll — the project offers a compelling entry point. The freehold tenure, the 16-unit scale, and the proven 4.18% gross yield form a coherent story for landlords and own-stay buyers with a long holding horizon.

The case weakens for buyers who prioritise resort-style facilities, large-unit liquidity, or brand-new specifications. With only 16 units and 10 sales over the last 12 months, resale liquidity is thin — sellers may need to hold out for the right buyer rather than expecting a rapid transaction. The proximity to much newer leasehold launches (Tembusu Grand, Emerald of Katong, Grand Dunman) also means Eis Residences is constantly benchmarked against products with bigger facilities decks and fresher interiors, even though it wins on tenure.

The honest trade-off map: freehold, boutique, school-belt, and 4%+ yield versus thin resale pool, modest facilities, a meaningful walk to MRT, and 2013-vintage interiors. For buyers who have specifically optimised for that combination — and particularly for multi-generational families anchoring the next child’s primary-school registration — Eis Residences is one of the quieter compelling options in D15. For investors chasing short-hold capital appreciation or tenants expecting mall-on-the-doorstep convenience, other developments make a cleaner argument.