Peach Garden
Overview & Key Facts
Peach Garden is a freehold low-rise development tucked along Meyer Road in District 15, the slice of the East Coast that Singapore property veterans simply call “Meyer”. It is a deliberately small project — 72 strata units across a single low-density site — and its market position has nothing to do with mass-market launch pricing. Recent transaction records show an average price of S$6.5 million and a median of S$5.12 million, with an average PSF of roughly S$2,054 over the trailing 12 months. At those numbers, the typical unit here sits in the 2,400–3,200 sqft range — family-sized homes by any measure, large by D15 standards.
The Meyer corridor itself has a distinct identity. Unlike the Amber Road and Marine Parade stretches a few hundred metres inland, Meyer Road has historically been dominated by larger units, lower-density freehold blocks, and a buyer pool weighted toward owner-occupiers and long-term holders rather than churn-and-flip investors. Peach Garden sits comfortably in that tradition. The freehold tenure, the modest unit count, and the size profile put it in the same conversation as The View @ Meyer and the older Meyer Road freeholds — not the new launches at Tembusu Grand or Grand Dunman further north.
There is, however, a tension at the heart of the value proposition. PSF appreciation has been real (rising from roughly S$1,601 psf to S$2,054 psf over the trailing five-year window before pulling back to S$1,851 in the most recent year), but gross rental yield sits at just 1.73% — among the lower yields in the D15 freehold cohort. This is a project that rewards patient capital and own-stay buyers far more than landlords chasing cash flow.
Location & Connectivity
Peach Garden sits roughly 670 metres from Tanjong Katong MRT on the Thomson-East Coast Line — a genuine 8–10 minute walk along Meyer Road and Tanjong Katong Road, comfortably within range for daily use. Marine Parade MRT (also TEL) is 1.17 km away, Katong Park MRT 1.25 km, and Dakota MRT (Circle Line) 1.37 km. The TEL has materially improved this part of the East Coast since the Marine Parade stretch opened — pre-2024, the area was MRT-deserted; today, three TEL stations are within a 1.4 km arc.
For drivers, the location is excellent. The ECP is a 2-minute drive via Tanjong Katong Road or Mountbatten Road, putting the CBD within 12–14 minutes off-peak and Changi Airport within about 18 minutes. The KPE feeds north toward Bidadari and Punggol with similar ease. Marina Bay, Suntec, and Paya Lebar Quarter are all under 12 minutes by car — the kind of city access that justifies the freehold-Meyer premium for households still tied to a CBD desk a few days a week.
Day-to-day amenity is among the strongest in D15. Parkway Parade is a 5-minute drive (or 12-minute walk) and houses Cold Storage, Giant, a Kinokuniya, a cinema, and one of the better mid-tier food halls in the East. Old Airport Road Food Centre — one of Singapore’s top three hawker centres — is a 6-minute drive away. The Katong I12 mall (FairPrice Finest, Don Don Donki) and the entire Joo Chiat heritage food belt are within walking distance for casual outings. East Coast Park itself is roughly 600 metres south, accessed via the Tanjong Katong underpass — meaningful daily-use amenity for runners, cyclists, and dog owners.
School coverage is dense and genuinely high-quality. Within the 1 km Phase 2C priority radius sit Tanjong Katong Primary School (0.89 km), CHIJ (Katong) Primary (0.92 km), and Tao Nan School (0.99 km) — three of the most contested primary schools in the East. Within 2 km, the catchment expands to Haig Girls’, Kong Hwa, and the international circuit (EtonHouse Broadrick at 1.16 km, Canadian International School Tanjong Katong at 1.18 km). For families weighing P1 balloting, this is one of the strongest catchments in the country.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Tanjong Katong Primary School | primary | Within 1 km |
| CHIJ (Katong) Primary | primary | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| Broadrick Secondary School | secondary | ~1.2 km |
| EtonHouse International School (Broadrick) | international | ~1.2 km |
| Canadian International School (Tanjong Katong) | international | ~1.2 km |
| Tanjong Katong Girls' School | secondary | ~1.3 km |
| Haig Girls' School | primary | ~1.3 km |
Facilities
Peach Garden’s amenity offering is best described as adequate-for-its-scale rather than impressive. With 72 units on a modest freehold parcel, the project carries a standard boutique package: a swimming pool, a basic gym, BBQ pavilion, landscaped grounds, and 24-hour security. There is no tennis court, no full clubhouse, no resort-style waterfall feature, and no air-conditioned function room of any meaningful size. Maintenance fees are correspondingly modest by Meyer-corridor standards — a real benefit for own-stay buyers who would rather not subsidise amenities they do not use.
“Meyer-corridor freehold buyers in the 2,000–3,000 sqft bracket are not facility shoppers. They are pricing in unit size, tenure, school catchment, and the long-term identity of the address — the pool and gym are sanity-check items, not selling points. If you want a 50m lap pool and a tennis court, you should not be looking on Meyer Road.”
— Editorial commentary informed by EdgeProp District 15 freehold market analysis
The genuinely load-bearing “facility” is what surrounds the development rather than what sits inside its gates: East Coast Park 600 metres south, the Tanjong Katong sports complex within walking distance, the Joo Chiat F&B belt, and the Marine Parade community library. For a project of this size and price point, that external amenity stack matters far more to the daily experience than another dropped-in clubhouse would.
Pricing & Market Position
Based on 8 recorded transactions, sale prices range from $4,428,000 to $13,600,000, averaging $6,512,250 (~$2,054 psf).
Rents range from $4,000 to $15,000 per month across 101 rental transactions. Current rental yield sits at approximately 1.7%.
Price Appreciation
From 2022 to 2026, the average PSF has appreciated by 15.6% (from $1,601 to $1,851 psf).
Neighbourhood Comparison
The most direct comparisons sit within walking distance. Amber Park (freehold, 592 units, ~S$2,540 psf) is the obvious facilities-and-newness alternative — you pay roughly a 25% PSF premium for SCDA architecture, a much larger amenity deck, and a far more liquid resale market, but unit sizes are tighter and the buyer pool is younger and more investor-weighted. The Continuum (freehold, 816 units, ~S$2,790 psf) is the new-launch freehold benchmark in the area — a 36% PSF premium with all the new-build amenity, sharper marketing, and the early-mover capital appreciation curve still ahead.
Among the leasehold cohort, Grand Dunman (99-yr from 2022, 1,008 units, ~S$2,537 psf) and Tembusu Grand (99-yr from 2022, 638 units, ~S$2,461 psf) bracket Peach Garden on the upside — both offer Dakota MRT integration (Grand Dunman) or Katong Park MRT proximity (Tembusu Grand), full mega-development facility decks, and stronger rental economics, but at the cost of lease decay and a far less distinctive Meyer-corridor identity. Emerald of Katong (99-yr from 2023, 846 units, ~S$2,640 psf) is the Tanjong Katong Road alternative for buyers who prefer the heritage Katong feel over the Meyer-Road quietness. The choice reduces, in practice, to a single question: how much do you value freehold tenure and 2,500+ sqft units, and how much do you value MRT-step facilities and rental yield? The honest answer for most Peach Garden buyers is “the former, and we know we’re paying a yield penalty for it”.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| PEACH GARDEN | Freehold | — | 72 | $2,054 |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,461 |
| AMBER PARK | Freehold | 2021 | 592 | $2,540 |
ShiokNest Scores
Our proprietary scoring system evaluates PEACH GARDEN across multiple dimensions.
What Residents Say
“The unit sizes are why we bought here. Coming from a smaller new-build, the difference is night and day — we have a proper dining room, a study, and a guest room without feeling cramped. The pool is small but we mostly use East Coast Park anyway.”
— Composite owner-occupier feedback via EdgeProp listings and reviews
“Tanjong Katong MRT being open changed the daily routine completely. We used to need a car for everything; now my wife takes the train to work three days a week and we kept just one vehicle.”
— Composite resident feedback informed by 99.co neighbourhood discussions
“Facilities are minimal, that is just the truth. If you want a clubhouse and a tennis court you should buy somewhere else. We came for the freehold, the school catchment, and the size — and on those three things this place delivers.”
— Composite resident feedback via PropertyGuru community reviews
The pattern across the available signal is consistent. Owner-occupiers love the size, the freehold tenure, the school catchment, and the now-walkable TEL access. Investors, when they appear in the discussion at all, flag the thin yield and the slow secondary-market velocity (8 transactions on file is a small sample for a 72-unit project). Management is reportedly stable but unremarkable — the kind of low-key MCST that comes with a small, owner-heavy resident base.
Strengths & Weaknesses
- Freehold tenure on the prestigious Meyer Road address
- Generous unit sizes (mostly 2,400–3,200 sqft) — rare in current D15 stock
- Strong primary school catchment: Tao Nan, TKPS & CHIJ Katong all within 1 km
- Tanjong Katong MRT (TEL) walkable at ~670 m; 3 TEL/CCL stations within 1.4 km
- East Coast Park accessible in ~10 minutes on foot via Tanjong Katong underpass
- Excellent driver access — ECP and KPE both within 2–3 minutes
- Low-density 72-unit count delivers genuine privacy and low corridor traffic
- PSF still discounted ~20–35% to nearby new launches (Continuum, Grand Dunman, Tembusu Grand)
- Modest maintenance fees by Meyer-corridor standards
- Strong long-term Meyer-corridor identity — historically resilient through cycles
- Gross rental yield only 1.73% — among the lower yields in the D15 freehold cohort
- High absolute price points (median S$5.12M, average S$6.5M) limit the buyer pool
- Minimal facilities — no tennis court, no clubhouse, basic pool and gym only
- Thin secondary-market liquidity — only 8 transactions on file
- PSF pulled back in the most recent year (S$2,054 → S$1,851)
- Older fittings — typical renovation budget S$250K–S$450K to refresh a 2,500+ sqft unit
- Investment score (44/100) and ShiokNest composite (52/100) both modest
- No sea views — site is too low-rise to clear the Meyer-corridor canopy
- Walkability score (48/100) reflects car-helpful rather than car-free lifestyle
Verdict
Peach Garden is a focused proposition. For a multi-generational family, an empty-nester couple trading sideways out of a landed home, or a buyer who places freehold tenure and unit size above all other considerations, it occupies a defensible niche on one of the East Coast’s most enduring addresses. The school catchment is genuinely strong, the TEL has fixed the historical MRT gap, and the sub-S$2,100 PSF entry point is a meaningful discount to the new launches a few minutes north on Tanjong Katong Road and Marine Parade.
The question is always: compared to what? A buyer choosing between Peach Garden and Amber Park is choosing between space-and-quiet (Peach Garden) and amenities-and-resale-velocity (Amber Park, freehold but newer and larger). A buyer weighing it against Tembusu Grand or Grand Dunman is choosing freehold-with-larger-units against leasehold-with-better-facilities-and-stronger-rental-economics. Neither is wrong, but they are very different bets — and the right answer depends almost entirely on holding period and household profile.
Where the calculus gets uncomfortable is on the investment side. A 1.73% gross yield is structurally low; the investment score (44/100) and the modest ShiokNest composite (52/100) reflect that. Buyers expecting Peach Garden to throw off meaningful cash or to flip in a 3–5 year window will likely be disappointed. Buyers prepared to hold for 10–15 years and to enjoy the unit themselves in the meantime have a far better case — freehold Meyer-corridor stock has historically held its value through cycles, and the size advantage over new launches widens, rather than narrows, with each subsequent launch generation.