EAST MEADOWS
UrbanLens Analysis
At $1,275 PSF, EAST MEADOWS prices 14% below the District 16 median. Compare that to BAGNALL HAUS at $2,500 PSF -- a 49% premium that buyers need to justify. Being 4 minutes on foot from Tanah Merah MRT (299m) adds genuine convenience and supports the pricing.
The 13.9% gain in two years signals steady demand -- solid, not speculative. With 22 deals in two years, the pricing data has reasonable statistical weight. For context, URBAN VISTA has gained 3.9% over the same period.
Roughly 71 years of lease remain. That is comfortably long -- no financing haircuts, no CPF restrictions, no urgency to the timeline. Gross yield of 3.5% tracks the OCR average of 3.4%. At $4,598/month median rent, income is market-rate -- neither a standout nor a weakness.
The 482-unit scale delivers broad facilities and solid transaction depth, but large blocks occasionally create pricing headwinds during softer markets.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| BAGNALL HAUS | $2,500 | — | 0.0% |
| SCENECA RESIDENCE | $2,067 | — | -0.8% |
| URBAN VISTA | $1,570 | 4.0% | +3.9% |
| ECO | $1,521 | 3.9% | +5.0% |
| GRANDEUR PARK RESIDENCES | $1,965 | 3.3% | +10.0% |
PSF Trend
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