Vacanza @ East

Overview & Key Facts

Vacanza @ East is a freehold condominium along Lengkong Tujoh in District 14 — a quiet residential side street tucked between the Kaki Bukit industrial zone and the traditional Bedok/Kembangan residential belt. Developed as a joint venture between Hoi Hup Realty and Sunway Developments, the project was completed in 2014 and comprises 473 units across multiple blocks.

The development’s strongest selling point is immediately apparent: it is freehold in a sub-market dominated by 99-year leasehold competitors. Within a 2 km radius, virtually every major comparable — Parc Esta, Sims Urban Oasis, Penrose, The Antares — sits on leasehold land. At an average PSF of approximately S$1,572, Vacanza @ East offers freehold tenure at a meaningful discount to these newer leasehold neighbours, several of which trade at S$1,758 to S$2,181 psf.

The Hoi Hup–Sunway partnership is a familiar name in Singapore’s mid-market segment, known for developments that prioritise practical layouts and competitive pricing over luxury positioning. Transaction data shows steady price appreciation since TOP: PSF has climbed from around S$1,315 to S$1,605 over the past five years, representing roughly 22% growth — a respectable trajectory for an OCR freehold asset that has not benefited from new-launch hype.

Location & Connectivity

Vacanza @ East sits in what can fairly be described as a transitional zone. Lengkong Tujoh is a residential street, but the immediate surroundings include the Kaki Bukit industrial area to the north and the low-rise residential pockets of upper Bedok to the south. This is reflected in the development’s walkability score of just 25 out of 100 — one of the lowest in our database — despite having three MRT stations within 910 metres.

The paradox of poor walkability despite MRT proximity tells you something important about the area: the walking routes to Bedok North MRT (DTL, 760m), Kaki Bukit MRT (DTL, 900m), and Kembangan MRT (EWL, 910m) traverse industrial streetscapes, wide roads, and stretches with limited pedestrian infrastructure. These are not the kind of walks you enjoy; they are the kind you endure. In practice, many residents drive or take short bus rides despite the nominal proximity.

For drivers, the location is more forgiving. The PIE and ECP are accessible within minutes, putting Changi Airport at roughly 15 minutes and the CBD at around 20 minutes in off-peak traffic. The Bedok Town Centre, with its hawker centre, wet market, and Bedok Mall, is a short drive south. Eastpoint Mall at Simei and the upcoming Bedok South redevelopment add to the retail options.

Schools & Education

Facilities

With 473 units, Vacanza @ East falls into the mid-size category — large enough to support a reasonable range of facilities, but not in the same league as mega-developments with 1,000+ units. The development provides the standard condominium amenity set: swimming pool, children’s pool, gymnasium, BBQ pits, function room, tennis court, playground, and landscaped gardens.

The facilities are competent but not distinctive. You will not find the resort-style ambition of larger developments or the design-forward amenities of newer premium launches. What you get is a well-maintained, functional set of shared spaces that serve daily needs without excess. For a development of this size, the provision is adequate — the pool is not overcrowded, the gym is serviceable, and the BBQ areas are sufficient for weekend entertaining.

One practical consideration: maintenance fees for a freehold development of this scale tend to be moderate. Without the land lease component eating into the sinking fund calculus, the MCST has more straightforward long-term planning — a quiet but genuine benefit of freehold status that rarely features in marketing brochures but matters over decades of ownership.

Unit Sizes & Layout

Vacanza @ East offers a mix of unit types ranging from compact one-bedroom apartments through to larger family-sized three- and four-bedroom configurations. The layouts reflect the Hoi Hup–Sunway approach: functional, efficient, and designed to maximise usable space within each unit’s footprint. The developer has historically prioritised practical room proportions over flashy but impractical open-plan concepts.

The median transaction price of approximately S$1,218,000 positions most units firmly in the mass-market segment, accessible to upgraders from HDB and young professional couples. At an average PSF of S$1,572, buyers are getting freehold tenure at prices that leasehold competitors in the area cannot match — Penrose at S$1,927 psf and Parc Esta at S$2,181 psf both carry 99-year leases.

Average rental achieved is approximately S$3,191 per month, translating to a gross yield of around 3.15%. This is a workable yield for an OCR freehold asset, though not exceptional. The rental market here draws from the nearby industrial and commercial tenants in Kaki Bukit and Ubi, providing a reasonably stable tenant pool of working professionals.

Pricing & Market Position

Across 133 recorded transactions (all-time), sale prices range from $618,000 to $2,880,000, averaging $1,297,612.

Over the last 12 months, transactions averaged $1,611 psf.

Rents range from $1,600 to $6,100 per month across 616 rental transactions. Current rental yield sits at approximately 3.2%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at VACANZA @ EAST typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 32.7% (from $1,230 to $1,632 psf).

Neighbourhood Comparison

The competitive landscape around Vacanza @ East is instructive because it highlights a clear tenure-versus-newness trade-off. Parc Esta (S$2,181 psf, 99-year) is the premium benchmark — newer, better located near Eunos MRT, and with superior facilities, but at a 39% PSF premium on leasehold land. Penrose (S$1,927 psf, 99-year) and The Antares (S$1,833 psf, 99-year) offer newer builds at significant premiums, again on leasehold. Sims Urban Oasis (S$1,758 psf, 99-year) is the closest in price but still carries an 12% premium with a depreciating lease.

The most direct comparison is euHabitat at S$1,324 psf on a 99-year lease — the only competitor priced below Vacanza @ East. The gap here tells the freehold premium story clearly: buyers pay roughly S$248 psf more for Vacanza @ East, but receive permanent land tenure in return. Over any holding period exceeding 20 years, the freehold advantage in financing flexibility, absence of lease decay, and en-bloc optionality substantially favours Vacanza @ East.

ShiokNest Scores

Our proprietary scoring system evaluates VACANZA @ EAST across multiple dimensions.

What Residents Say

“Quiet neighbourhood, freehold, decent size units. Not the most exciting area but very liveable for families who drive.”

— Owner feedback via PropertyGuru

“The freehold status was the main draw for us. Facilities are nothing special but well-maintained. Walking to MRT is doable but not pleasant — the route passes through industrial areas.”

— Resident review via EdgeProp

“Good value for freehold in this area. The surroundings are not the prettiest but inside the development it’s peaceful and well-kept.”

— Resident review via EdgeProp

The resident consensus aligns with the data: freehold tenure and reasonable pricing are the primary draws, while the industrial-adjacent location and pedestrian unfriendliness are the consistent complaints. Owners who drive report significantly higher satisfaction than those reliant on public transport. The development itself is described as well-maintained and peaceful within its grounds, providing a contrast to the utilitarian streetscape outside.

Strengths & Weaknesses

Verdict

Vacanza @ East is, fundamentally, a freehold value play in a leasehold neighbourhood. The investment thesis is straightforward: you acquire permanent tenure at a 10–30% discount to nearby 99-year competitors, accept a less polished location and lower walkability, and bet that freehold’s compounding advantages will reward patience over a multi-decade horizon.

The numbers support the thesis cautiously. Steady PSF appreciation from S$1,315 to S$1,605 over five years demonstrates that the market has gradually repriced freehold tenure in this corridor. The profit metric at 70% suggests most sellers have done well. The investment score of 62 reflects a solid but not spectacular risk-return profile — this is not a property that will double overnight, but it is unlikely to destroy capital either.

The honest weaknesses are the location and walkability. A score of 25 is genuinely low, and while three MRT stations are nominally close, the pedestrian experience does not match the map distances. Schools are far — Temasek Primary at 1.71 km is the nearest, well outside the coveted 1 km P1 ballot radius. Families with school-age children will need to factor in daily commutes.

For car-owning households, long-term investors comfortable with a freehold hold-and-rent strategy, or buyers who prioritise tenure security over lifestyle convenience, Vacanza @ East makes rational sense. For MRT-dependent commuters, families needing nearby schools, or buyers who want a vibrant walking neighbourhood, the compromises are real and should not be minimised.