Vacanza @ East
What does a freehold title genuinely buy you in District 14 — and at what price premium over the leasehold competition across the Eunos corridor? That question sits at the heart of every buyer's decision when they look at Vacanza @ East, a 473-unit freehold development on Lengkong Tujoh that has quietly logged 47 resale transactions in the twelve months to May 2026, averaging S$1,532 psf (as of 2026-05). In a district where 214 of the 242 projects are freehold, tenure alone is no differentiator — what sets Vacanza @ East apart is the combination of genuine land ownership, eight low-rise 12-storey blocks set back from the street, and an address that sits almost equidistant between Eunos MRT (EW7) and Kembangan MRT (EW6) on the East West Line, giving residents two interchange options along Singapore's busiest rail corridor (as of 2026-Q1).
Completed in 2014 by Hoi Hup Sunway, the project occupies a mature residential pocket that has seen significant value uplift since the surrounding Paya Lebar commercial corridor was activated. The OCR resale segment climbed 4.6% year-on-year to March 2026, and District 14 freehold condos have broadly tracked or outpaced that figure as supply at this price point tightens. For a buyer weighing East-side OCR value against the perpetual lease protection that freehold delivers, Vacanza @ East warrants a careful look.
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
| School | Type | Distance |
|---|---|---|
| Temasek Junior College | jc | ~1.7 km |
| Temasek Primary School | primary | ~1.7 km |
| Telok Kurau Primary School | primary | ~1.8 km |
| Canossa Catholic Primary School | primary | ~1.9 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 16 | $1,434 | $694,493 |
| 1 BR | 11 | $1,371 | $791,343 |
| 2 BR | 46 | $1,410 | $1,147,021 |
| 3 BR | 41 | $1,419 | $1,518,122 |
| 4 BR | 6 | $1,226 | $1,921,833 |
| 5 BR | 8 | $1,212 | $2,335,000 |
Pricing & Market Position
Based on 128 recorded transactions, sale prices range from $618,000 to $2,880,000, averaging $1,289,325 (~$1,591 psf).
Rents range from $1,600 to $6,100 per month across 592 rental transactions. Current rental yield sits at approximately 3.2%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 32% (from $1,230 to $1,624 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| VACANZA @ EAST | Freehold | 2014 | 473 | $1,591 |
| PARC ESTA | 99 yrs lease commencing from 2018 | 2021 | 1,399 | $2,184 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 2020 | 1,024 | $1,762 |
| 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 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.
Freehold tenure in an OCR district with strong rental demand. District 14 recorded gross rental yields of 3.5%–4.5% in 2026 (as of 2026-Q1), among the highest in Singapore for private condominiums according to market aggregators tracking URA rental data. Freehold tenure removes the lease-decay discount that erodes capital value in 99-year projects beyond the 70-year mark. For a buyer with a 20-plus-year horizon, the absence of decay risk is a structural advantage over similarly priced 99-year leasehold neighbours like the 99LH projects clustered around Aljunied and Geylang. You can compare freehold and leasehold total-return profiles in detail on ShiokNest's dedicated guide, but the short version is: at equivalent psf, freehold wins on a long hold unless the leasehold project's rental yield substantially exceeds the freehold benchmark.
Two MRT stations within practical walking distance. Eunos MRT (EW7) is roughly an 8–10 minute walk from the development via the Eunos Park Connector path; Kembangan MRT (EW6) offers an alternative at a similar distance southward. The East West Line reaches Raffles Place in approximately 20 minutes and Changi Airport in under 30 minutes, making Vacanza @ East genuinely competitive for professionals working in the CBD or at Changi Business Park. The Eunos MRT station guide on ShiokNest covers bus interchange options and the surrounding amenity footprint in detail (as of 2026-Q1). A third option — Bedok North MRT (DT29) on the Downtown Line — adds cross-island capacity without transfer at City Hall, useful for residents whose commute targets Marina Bay or Buona Vista.
Low-density, park-facing streetscape. The eight blocks across Lengkong Tujoh and Lengkong Lima face Eunos Park, a green corridor that buffers the development from commercial street noise. At 473 units across eight blocks the density is moderate by OCR standards, preserving sky exposure and a neighbourhood scale that residents in newer mega-developments along the Eunos corridor have traded away. Facilities — pool, gym, tennis court — are comfortably sized for the unit count. The East Coast Park Connector Network extends from the park toward Bedok Reservoir, giving residents a cycling and walking route to the coast without motor-traffic crossings (as of 2026-04).
Competitive psf entry versus newer D14 freehold supply. The resale average of S$1,532 psf (2024–2026, as of 2026-05) places Vacanza @ East meaningfully below the district’s newer freehold condominiums and well below the premium for new-launch OCR projects. Buyers can use ShiokNest’s affordability calculator to model loan eligibility and the total-cost calculator to layer in Buyer's Stamp Duty, ABSD (where applicable), and legal fees before comparing against newly launched projects. The full District 14 analytics page provides a live psf benchmark across all tenure types (as of 2026-05).
Walking distance to MRT is real but not “five minutes.” Some listings describe Vacanza @ East as “near Eunos MRT,” which is technically true but understates the walk. An honest 8–10 minute walk in Singapore's heat is a daily friction point for residents without a car, particularly during the wet season. Buyers who prioritise seamless pedestrian connectivity — the standard set by projects like Parc Esta, which sits immediately adjacent to the Eunos station bus interchange — should factor this into their shortlist. The commute-time map on ShiokNest allows a side-by-side comparison of walking and driving times from D14 addresses to CBD and other employment hubs (as of 2026-04).
Geylang proximity and perception overhang. District 14 encompasses Geylang, whose association with nighttime activity creates a persistent perception discount among certain buyer profiles, particularly families with school-age children and some foreign professional tenants. In practice, Vacanza @ East is positioned toward the Eunos end of the district — adjacent to Eunos Park and residential streets rather than the Lorong corridors — and the physical separation is meaningful. Nevertheless, resale agents report that some buyers from outside the East automatically discount D14 addresses regardless of sub-location. Investors targeting foreign professional tenants from the Changi Business Park employment cluster are less exposed to this perception risk than those targeting CBD professionals who have abundant CCR/RCR alternatives.
2014 age and upcoming major maintenance cycles. Approaching its twelfth year as of 2026, Vacanza @ East is entering the lifecycle window where facade repainting, pool resurfacing, and lift modernisation typically land on MCST budgets. Prospective buyers should request the last three years of MCST accounts and the sinking fund balance before committing. Freehold status protects against lease-decay risk but does not shield owners from the capital outlay of maintaining a mid-sized development as it ages. The ROI calculator allows buyers to model net return after estimated maintenance levies and projected selling costs (as of 2026-Q1).
D14 supply pipeline may compress rental yields. Several sites in the Geylang-Eunos sub-market remain zoned for residential development, and ongoing Government Land Sales activity in the broader OCR will add new leasehold completions over 2026–2028. While Vacanza @ East's freehold status positions it above the new-build leasehold rental band, tenants in the S$3,000–S$4,500 monthly range have significant choice as new supply enters. Buyers reliant on rental income to service their mortgage should stress-test their cash flow against a 5–10% yield compression scenario before proceeding. Singapore’s Total Debt Servicing Ratio (TDSR) framework caps new borrowers at 55% of gross monthly income; review the MAS cooling-measures explainer for the full current loan and LTV parameters (as of 2026-Q1).
[
{
"persona": "east-side-upgrader",
"fit_color": "green",
"reason": "A D14-based HDB upgrader who values freehold tenure, already knows the Eunos catchment, and wants a managed condominium lifestyle at an OCR price point. The 473-unit scale is large enough for amenities but compact enough to avoid mega-development anonymity. Resale liquidity is proven with 47 transactions in twelve months."
},
{
"persona": "long-hold-investor",
"fit_color": "green",
"reason": "Freehold tenure eliminates lease-decay risk on a 20-plus-year hold. D14 gross rental yields of 3.5%–4.5% are among the strongest in OCR Singapore (as of 2026-Q1). The sub-S$1,600 psf entry allows cash-flow-positive structuring with a standard loan and a 25% down payment for buyers without ABSD exposure."
},
{
"persona": "ewl-commuter-professional",
"fit_color": "green",
"reason": "Dual-station access to the East West Line (Eunos EW7, Kembangan EW6) plus a third Downtown Line option (Bedok North DT29) creates genuine transit flexibility. CBD reach in under 25 minutes makes the project viable for finance and professional services workers who value East-side living over CCR premium."
},
{
"persona": "family-with-school-age-children",
"fit_color": "amber",
"reason": "Eunos Primary School and Maha Bodhi School are within the 1km radius, giving families reasonable Phase 2A/2B primary registration options. However, the nearest prestige primary cluster (Victoria, Tao Nan) requires a MRT leg. Buyers prioritising school access should verify current phase enrolment data directly with MOE."
},
{
"persona": "foreign-professional-tenant",
"fit_color": "amber",
"reason": "Changi Business Park professionals are well-served by the EWL. However, some foreign tenants from Western markets carry a D14 perception discount; investor-owners may experience marginally longer void periods versus equivalent projects in D15 or D16. Suitable for EP holders whose employer anchor is Changi, Paya Lebar, or the eastern industrial belt."
},
{
"persona": "first-timer-under-35",
"fit_color": "amber",
"reason": "The S$1.1M–S$1.5M entry range for a two-bedroom unit at current psf is accessible for dual-income buyers with CPF combined. TDSR headroom is adequate at current SORA rates for a joint applicant profile. The freehold premium over nearby 99LH alternatives deserves modelling via the total-cost calculator before committing."
}
]
Vacanza @ East stands up well when evaluated as a freehold OCR proposition. The core value case is straightforward: S$1,532 psf (as of 2026-05) for a freehold title in a sub-market that generates some of Singapore's strongest gross rental yields is a defensible entry, provided the buyer has a medium-to-long holding horizon and understands that the MRT walk is a real friction rather than a marketing convenience. The development is old enough to be a known quantity — twelve years of MCST history, a completed defects cycle, and a stabilised resale market with 130 total recorded transactions — but young enough to avoid the major capital-expenditure risks that beset projects exceeding 25 years.
The freehold premium case strengthens the longer the hold period. Buyers modelling a ten-year exit can compare total returns against nearby 99-year leasehold projects using ShiokNest's ROI calculator, factoring in the lease-decay discount on exit. On a twenty-year hold, the differential typically justifies the freehold entry premium in full. Investors should additionally verify the D14 rental yield map for current sub-district granularity before finalising their yield assumptions.
Shortlist Vacanza @ East if: (a) you want freehold tenure at sub-S$1,600 psf in a district with proven rental demand, (b) you are comfortable with an 8–10 minute walk to MRT, and (c) you hold for seven or more years. Remove it from your shortlist if: your primary concern is immediate walkability to a named MRT, your tenant target is a premium CCR-equivalent expatriate, or you need to close within a six-month window (resale supply at this project fluctuates, and the listing volume at any one time can be thin). Run the stamp-duty calculator early — ABSD exposure for second-property buyers materially changes the net yield arithmetic and is the single most common oversight in OCR investment appraisals (as of 2026-Q1).
Sources & References
Frequently Asked Questions
Is Vacanza @ East freehold or leasehold?
Which MRT stations are nearest to Vacanza @ East?
What is the average price and PSF at Vacanza @ East?
How does Vacanza @ East compare to nearby leasehold condos?
What schools are near Vacanza @ East?
Why is the walkability score so low despite having MRT stations nearby?
Are there any upcoming infrastructure or urban-planning changes that could affect values in the Eunos area?
The URA Master Plan supports continued densification of the Paya Lebar commercial corridor adjacent to D14, which has been a sustained positive catalyst for Eunos-area residential values since the precinct activation began. No MRT line additions are currently planned for the immediate Eunos station precinct that would create a premium uplift event equivalent to Circle Line station additions seen in other districts. The broader East Region remains a beneficiary of Changi Airport and Changi Business Park expansion plans. Refer to the URA Master Plan portal for the latest zoning updates and development control parameters (as of 2026-Q1).