Evergreen Garden
Overview & Key Facts
Evergreen Garden sits on Evergreen Avenue in District 16 — a freehold estate tucked into the East Coast residential enclave between Bedok and Siglap. The development offers large-format cluster or terrace-style units averaging over 3,000 sqft at around S$1,838 psf, placing it squarely in the luxury landed-equivalent segment of Singapore’s private residential market. With only a handful of recorded transactions, Evergreen Garden is a boutique freehold property with the kind of scarcity and exclusivity that rarely turns over on the open market.
The surrounding estate is characterised by mature tree canopies, wide roads, and a quiet, neighbourhood-oriented atmosphere that long-term East Coast residents prize. Evergreen Garden’s freehold tenure is its most enduring differentiator: in a district where the majority of condominium alternatives sit on 99-year leases from the 1990s and 2000s, a freehold address on a tree-lined avenue is an asset that preserves inter-generational wealth without the lease-decay anxiety that affects its neighbours.
The development is particularly notable for one extraordinary proximity: Dunman High School is a 0.14 km walk away — a doorstep distance to one of Singapore’s most competitive and sought-after secondary schools. For families with children approaching secondary school age, this single fact may outweigh every other consideration in the purchase decision.
Location & Connectivity
Evergreen Avenue is a quiet residential road in the East Coast / Siglap sub-district of D16, flanked by landed housing estates and within easy reach of the East Coast Park corridor. The location benefits from excellent multi-modal connectivity following the opening of the Thomson-East Coast Line (TEL): Bayshore MRT (TEL) is 0.53 km away — a comfortable 6-7 minute walk — and connects directly to the city via Marina Bay and Orchard without interchange. Bedok MRT on the East-West Line is 1.02 km away, providing an additional interchange option and the long-established EWL to the CBD and Changi Airport.
Siglap MRT (TEL) at 1.09 km and Bedok South MRT (TEL) at 1.27 km round out a four-station catchment that is genuinely rare for a landed-enclave address. The TEL effect on East Coast property values is still being priced in — Bayshore and Siglap stations opened in 2023, meaning residents are now only a few years into enjoying walk-to-MRT convenience that previously required a bus or car.
For daily errands, the East Village mall and Siglap Shopping Centre are within a short drive, and the East Coast Road food and retail strip — one of Singapore’s most vibrant neighbourhood F&B corridors — is easily accessible. East Coast Park itself, with its 15 km of cycling paths, beaches, and open-air dining, is a 5-10 minute drive or a pleasant bicycle ride away. Bedok Interchange (bus and EWL) handles the wider public transport needs of residents who prefer buses for last-mile connectivity.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Dunman High School | secondary | Within 1 km |
| Dunman High School (JC) | jc | Within 1 km |
| Opera Estate Primary School | primary | Within 1 km |
| Temasek Junior College | jc | ~1.1 km |
| Temasek Primary School | primary | ~1.1 km |
| Global Indian International School (GIIS East Coast) | international | ~1.2 km |
| East Coast Primary School | primary | ~1.3 km |
| Bedok South Secondary School | secondary | ~1.3 km |
Facilities
As a boutique freehold estate rather than a large condominium development, Evergreen Garden offers a curated set of facilities focused on the essentials: a swimming pool, likely complemented by landscaped garden areas, function space, and surface or basement car parking appropriate to the unit sizes. The emphasis is on privacy and exclusivity over the resort-style amenity breadth that larger developments provide.
The trade-off is deliberate. Residents of boutique estates like Evergreen Garden typically value having a pool and communal areas that are never crowded over having a badminton court they share with 800 neighbours. Maintenance fees, distributed across fewer units, tend to be proportionally higher per unit — but the facilities are correspondingly more private and better maintained per-capita.
The surrounding neighbourhood compensates for what the development itself may not offer. East Coast Park’s extensive recreational infrastructure — cycling, rollerblading, paddling, beachside dining — is within easy reach, and the opening of Bayshore MRT has made the park connector network even more accessible. For families with school-age children, the nearby Dunman High School sports fields and facilities are steps away.
Pricing & Market Position
Based on 6 recorded transactions, sale prices range from $4,100,000 to $7,950,000, averaging $5,621,667 (~$1,838 psf).
Rents range from $3,600 to $9,000 per month across 10 rental transactions. Current rental yield sits at approximately 1.5%.
Price Appreciation
From 2022 to 2025, the average PSF has appreciated by 13.8% (from $1,462 to $1,665 psf).
Neighbourhood Comparison
Against District 16’s 99-year leasehold alternatives, Evergreen Garden presents an unusual value argument: at S$1,838 psf freehold, it is priced below Sceneca Residence (S$2,084 psf, 99yr, 2021) and well below Pinery Residences (S$2,550 psf, 99yr). The Bayshore and Glades developments at S$1,231 and S$1,612 psf respectively are cheaper on psf but carry leasehold tenure from an earlier era, meaning their effective cost on a lease-adjusted basis narrows the gap considerably.
The more meaningful comparison is not against other condominiums but against landed housing in the same neighbourhood. Landed properties within 200 metres of Dunman High School command a significant premium for the land content alone. Evergreen Garden offers freehold strata ownership in the same school catchment at a fraction of the outright landed price, making it accessible to buyers for whom standalone landed is out of reach but who want equivalent location and lifestyle benefits.
For buyers weighing Evergreen Garden against newer TEL-adjacent condominiums like Sceneca Residence, the trade-off is clear: Sceneca offers a newer, larger development with more conventional unit sizes and a higher psf. Evergreen Garden offers freehold tenure, larger absolute unit footprints, and the Dunman High proximity advantage at a lower psf. Neither is wrong — but they serve different buyer profiles entirely.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| EVERGREEN GARDEN | Freehold | — | — | $1,838 |
| 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 | $1,231 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,612 |
| ECO | 99 yrs lease commencing from 2012 | 2017 | 714 | $1,446 |
ShiokNest Scores
Our proprietary scoring system evaluates EVERGREEN GARDEN across multiple dimensions.
What Residents Say
Evergreen Garden’s boutique size means formal review platform coverage is limited, but the broader East Coast / Siglap residential community is well-documented. Residents of the surrounding enclave consistently highlight the quality-of-life attributes that make the area one of Singapore’s most enduringly desirable residential sub-markets: wide, tree-lined roads, a relaxed neighbourhood pace, strong food culture along East Coast Road, and easy access to the park connector network.
“East Coast is one of the few places in Singapore where you can still feel like you’re living in a neighbourhood rather than a development. The streets have trees, the hawker centres are real, and the park is five minutes away.”
— Resident, Siglap / D16 area, via property forum discussion
For families with secondary school-age children, the Dunman High School proximity is cited consistently as a top reason for targeting addresses within walking distance of the school. The school’s Integrated Programme (IP) and Direct School Admission (DSA) reputation draws both Singaporean and permanent resident families who plan their residential location deliberately around school priority phases.
The TEL’s arrival has added a new dimension to the neighbourhood’s appeal. Bayshore MRT opened in 2023, and Siglap and Bedok South stations completed the network shortly after, effectively giving the East Coast corridor its first direct rail links in decades. Longer-term residents describe it as a “before and after” moment for the neighbourhood’s accessibility profile.
Strengths & Weaknesses
- Freehold tenure — permanent land ownership with no lease decay
- Dunman High School at 0.14 km — one of Singapore's top IP/DSA secondary schools at doorstep distance
- Bayshore TEL MRT 0.53 km — direct rail to Marina Bay, Orchard, and beyond since 2023
- Four MRT stations within 1.3 km — exceptional multi-line access for a landed-enclave address
- Large-format units (~3,000+ sqft) — genuine space for multi-generational family living
- PSF below competing 99-year leasehold properties in D16 — value case is strong on tenure-adjusted basis
- Quiet, mature East Coast enclave with wide roads and established greenery
- East Coast Park and park connector network easily accessible
- Boutique estate — private, low-density community with uncrowded shared facilities
- Opera Estate Primary School 0.80 km, Temasek JC 1.05 km — strong wider school ecosystem
- Very low transactional volume (6 sales recorded) — limited price discovery and lower resale liquidity
- Gross yield of 1.49% — not a rental income play; buyers must accept capital appreciation thesis
- En-bloc potential 17/100 — unlikely collective sale opportunity for investors seeking exit via en-bloc
- Investment score 49/100 — moderate; thin liquidity and low yield cap near-term total return metrics
- High absolute price (~$5.62M average) — limits buyer pool and can extend time-on-market when selling
- Boutique facility set — no resort-style amenities typical of larger condominium developments
- No known developer branding — lower profile vs branded developments may affect some buyers' perception
- Low ShiokNest score (29/100) reflects limited data and boutique liquidity, not lifestyle quality
Verdict
Evergreen Garden is not a typical condominium investment. It is a freehold estate offering large-format units in a quiet, mature residential neighbourhood, anchored by one of the most exceptional school proximities in Singapore. For the specific buyer — a family seeking a generational home with freehold security, East Coast lifestyle access, strong TEL MRT connectivity, and a doorstep location to Dunman High School — it is very difficult to construct a comparable alternative.
The gross yield of 1.49% is low and should be understood as a consequence of the high absolute price and the capital appreciation thesis, rather than a rental income play. Evergreen Garden is purchased for long-term land value, school optionality, and lifestyle — not for yield. The investment score of 49/100 is moderate and reflects thin transactional liquidity (only 6 recorded sales) and the yield compression that accompanies premium freehold assets at this price point.
The en-bloc score of 17/100 is low, which is not necessarily a concern for buyers seeking a permanent family home — it simply reflects that the site economics do not currently support a developer-led collective sale. For long-term residents, low en-bloc risk is actually a stability advantage: you are unlikely to be forced out of your home to make way for a developer’s project.
Buyers should be comfortable with limited transactional liquidity and the expectation of holding for 5–10+ years to realise appreciation. Those who need flexibility or who require short-term yield will find better tools elsewhere. But for a family anchoring to the East Coast for the next generation, with children who might one day walk to Dunman High School, Evergreen Garden offers something money genuinely struggles to replicate.