Eunos Green
Overview & Key Facts
Eunos Green is a 34-unit boutique freehold condominium on Sims Avenue East in District 14 (OCR), developed by RDC Land Pte Ltd and completed in 1998. Sims Avenue East runs through the Eunos-Kembangan residential corridor, a mature D14 precinct characterised by the transition between the Geylang-Aljunied commercial belt to the west and the quieter Kembangan-Siglap residential estate to the east. The primary transit credential is exceptional for D14 OCR: Eunos MRT (East-West Line) at just 320 metres — a 4-minute flat walk to an EWL station that connects westward to Paya Lebar (EWL + Circle Line interchange), City Hall, and Raffles Place, and eastward to Kembangan and Bedok.
The rental dataset — 23 transactions averaging S$4,276 and a median of S$4,300 — confirms consistent D14 OCR private rental demand at a mid-professional level above the standard 2BR OCR apartment. The gross yield of 3.97% is meaningful: based on a single resale at S$1,300,000 and the S$4,300 median rent, this implies a reasonable yield for freehold OCR stock at a sub-500m MRT address. The 1998 vintage means Eunos Green is an established development at approximately 28 years of age — past the mid-lifecycle threshold where facility maintenance costs may be increasing.
Canossa Catholic Primary School at 490 metres provides a 1km ballot option for Catholic families. Telok Kurau Primary School at 1.08km and the broader D15 school cluster (Tanjong Katong Girls’, Canadian International School Tanjong Katong) are within reach from the Eunos MRT corridor. The freehold tenure is a genuine differentiator in D14 OCR, where the dominant stock is 99-year leasehold large-scale developments (Parc Esta, Sims Urban Oasis, Penrose).
Location & Connectivity
Sims Avenue East runs through the Eunos precinct, connecting the Sims Avenue commercial strip westward with the Kembangan residential estate eastward. The stretch near Eunos Green is characterised by a mix of HDB blocks, private condominiums, and street-level commercial units that define the Eunos urban character — a practical, well-served neighbourhood without the premium lifestyle credentials of the Katong-Marine Parade corridor further south.
Eunos MRT (East-West Line) at 320 metres is the defining connectivity asset — at 4 minutes’ walk, this is among the best sub-400m EWL positions in D14 OCR. The EWL reaches Paya Lebar (CCL interchange, 1 stop west), City Hall (3 stops west), Raffles Place (4 stops west), and the eastern EWL corridor toward Kembangan and Bedok. Kembangan MRT (East-West Line) at 840 metres and Paya Lebar MRT (EWL + Circle Line) at 1.39km extend the transit options.
Eunos MRT Hub and the Geylang Serai Market & Food Centre near Paya Lebar provide hawker dining and wet market access. Paya Lebar Quarter (PLQ) mall at Paya Lebar MRT is one EWL stop west — one of Singapore’s newer mixed-use commercial destinations with office towers, retail, and F&B. The Eunos-Sims Avenue commercial strip provides neighbourhood coffee shops, minimarkets, and service retail at walking distance.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | primary | Within 1 km |
| Telok Kurau Primary School | primary | ~1.1 km |
| Tanjong Katong Girls' School | secondary | ~1.2 km |
| Canadian International School (Tanjong Katong) | international | ~1.3 km |
| Broadrick Secondary School | secondary | ~1.3 km |
| EtonHouse International School (Broadrick) | international | ~1.3 km |
| Haig Girls' School | primary | ~1.5 km |
| Tao Nan School | primary | ~1.5 km |
Facilities
At 34 units completed in 1998, Eunos Green is a mid-sized boutique development with approximately 28 years of use. The 1998 completion era typically produced developments with: swimming pool, gymnasium, covered parking, and a function room or BBQ area. At 28 years, pool infrastructure, gym equipment, and lift systems are likely approaching replacement thresholds. Buyers should review MCST financial records and sinking fund balance before committing.
The Eunos-Sims Avenue East neighbourhood provides a practical rather than premium amenity layer: the Geylang Serai Wet Market and Food Centre for hawker dining; Paya Lebar Quarter mall for major retail, cinema, and F&B (1 EWL stop west); and the ICA Building and Paya Lebar commercial hub for services. For sport and recreation, East Coast Park is accessible by bus via the Kembangan-Marine Parade route. The ActiveSG facilities at the nearby MacPherson and Aljunied precincts supplement in-development pool and gym access.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $1,300,000 to $1,300,000, averaging $1,300,000.
Rents range from $2,600 to $6,400 per month across 23 rental transactions. Current rental yield sits at approximately 4.0%.
Neighbourhood Comparison
D14 is dominated by large-scale 99-year leasehold estates: Parc Esta (99yr, 1,399 units, $2,183 psf), Sims Urban Oasis (99yr, 1,024 units, $1,761 psf), Penrose (99yr, 566 units, $1,928 psf), and The Antares (99yr, 265 units, $1,833 psf).
Eunos Green at 34 freehold units is structurally different: boutique scale, freehold tenure, and an Eunos MRT sub-400m position that matches or exceeds the transit credentials of any of the leasehold estates above. The psf differential between Eunos Green’s 1998-vintage freehold stock (estimated S$1,000–S$1,400 psf) and Parc Esta’s $2,183 leasehold new-launch psf reflects the vintage and facility gap but also offers freehold buyers an entry-level alternative in the same EWL corridor. For buyers who prioritise freehold tenure and sub-400m MRT access over modern facilities at a leasehold premium psf, Eunos Green occupies a clear niche.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| EUNOS GREEN | Freehold | 1998 | 34 | — |
| PARC ESTA | 99 yrs lease commencing from 2018 | 2021 | 1,399 | $2,183 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 2020 | 1,024 | $1,761 |
| PENROSE | 99 yrs lease commencing from 2019 | 2021 | 566 | $1,928 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 2016 | 697 | $1,326 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 2021 | 265 | $1,833 |
ShiokNest Scores
Our proprietary scoring system evaluates EUNOS GREEN across multiple dimensions.
What Residents Say
“Eunos MRT at 320 metres is genuinely exceptional for D14. From Eunos, Paya Lebar interchange is one stop and City Hall is three. For a freehold development at OCR pricing, Eunos Green’s transit position is hard to beat in this district.”
— D14 property investor via EdgeProp market commentary
“We rented at Eunos Green specifically for the Eunos MRT access. Three stops to City Hall, direct. The Paya Lebar Quarter mall is one stop west for shopping and dining. The neighbourhood is practical Eunos but the connectivity is very good for an OCR address.”
— Eunos Green tenant via Singapore Expats forum
Strengths & Weaknesses
- Eunos MRT (East-West Line) at 320m — 4-minute walk to EWL; exceptional sub-400m OCR MRT position
- 23 rental transactions at median S$4,300 — consistent D14 freehold rental income base
- ~3.97% implied gross yield — one of the higher income yields in D14 freehold segment
- Freehold — no lease decay; permanent ownership in the Eunos-Kembangan corridor
- Canossa Catholic Primary at 490m — 1km school ballot for Catholic families
- Paya Lebar Quarter (PLQ) mall 1 EWL stop west — office, retail, F&B hub
- Geylang Serai Wet Market and Food Centre accessible via Paya Lebar
- 1998 vintage — 28-year-old building; pool and gym infrastructure approaching replacement threshold
- Single resale at S$1.3M — thin transaction history; independent valuation required for current pricing
- Sims Avenue East commercial-residential character — less lifestyle-premium than Katong or Novena precincts
- Walkability 75/100 — practical rather than premium lifestyle amenity density
- Paya Lebar MRT (CCL interchange) at 1.39km — second-line access requires bus or additional EWL stop
- 34 units — boutique; limited unit turnover means patient entry approach needed
Verdict
Eunos Green delivers the D14 OCR freehold value proposition at its most accessible: Eunos MRT (EWL) at 320 metres, 23-transaction rental market at S$4,300 median, Canossa Catholic Primary at 490 metres, and an implied gross yield of approximately 4% that exceeds most CCR boutique alternatives. The 1998 vintage and the Sims Avenue East commercial character prevent it from being a lifestyle-premium address, but for income-focused buyers who value freehold tenure, sub-400m EWL access, and a proven rental dataset, Eunos Green is a coherent D14 yield play.
The Paya Lebar Quarter commercial hub re-rating of the Eunos-Paya Lebar corridor has incrementally lifted demand for Eunos MRT-adjacent private residential: PLQ’s office and retail employment base generates tenant demand from professionals who value the 1-stop EWL access. This corridor demand tailwind, combined with the freehold structure and the 4% implied yield, supports the investment case at the right entry price.