East Meadows
TANAH MERAH KECHIL ROAD · D16
Median PSF · 12m
S$1,239
Median price · 12m
S$1.48M
Latest sale
S$1.50M
Jul 2026
1-year change
-4.3%
Sales · 12m
14
78 all time
Gross yield
3.82%
53 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +20.3%
- Annualised
- +3.6%
- Transactions
- 78
- 1 year
- -4.3%
- 3 years p.a.
- +1.9%
- 5 years p.a.
- +4.5%
- Median size
- 1,216 sqft
Against the neighbourhood
How it compares within D16
Bedok, Upper East Coast, Eastwood, Kew Drive. All figures are medians over the last 12 months for private homes in this district.
| Measure | East Meadows | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$1,239 | S$2,472 | -49.9% |
| Median price | S$1.48M | S$2.03M | -27.1% |
| Gross rental yield | 3.82% | 2.81% | +1.0 pts |
| 1-year price change | -4.3% | +55.8% | -60.1 pts |
This development trades about 50% below the D16 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,500
Contracts · 12m
53
Implied annual rent
S$54K
Gross yield
3.82%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 48 | S$4,500 |
| 2 bedroom | 4 | S$3,800 |
| 4 bedroom | 1 | S$4,999 |
Investment analysis
Investment score 76 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
76/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Valuationweight 22%96
How its median price per square foot compares with its own district.
- Liquidityweight 15%94
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%89
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tanah Merah MRT at 260 m.
- Rental yieldweight 20%73
Gross yield against every other development in its segment.
- Supply riskweight 10%62
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%39
Three-year annualised change in median PSF, or one year where three is unavailable.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Tanah Merah MRT260 m
- Tanah Merah Interchange MRT360 m
- Bedok South MRT1.4 km
- Bedok Reservoir MRT1.5 km
Schools within 2 km
- Anglican High Schoolsecondary (s1-s4)400 m
- Bedok View Secondary Schoolsecondary (s1-s5)440 m
- St. Anthony'S Canossian Secondary Schoolsecondary (s1-s5)750 m
- St. Anthony'S Canossian Primary Schoolprimary790 m
- Bedok Green Primary Schoolprimary840 m
- Bedok South Secondary Schoolsecondary (s1-s5)870 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units200 m
- BAGNALL HAUSRL Bagnall Pte Ltd113 units1.5 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | Condominium | S$1,500,000 | 1,195 sqft | S$1,255 | 06-10 | 70 yr 6 mo |
| Jul 2026 | Condominium | S$1,430,000 | 1,195 sqft | S$1,197 | 01-05 | 70 yr 6 mo |
| Jul 2026 | Condominium | S$1,400,000 | 1,249 sqft | S$1,121 | 01-05 | 70 yr 6 mo |
| Jun 2026 | Condominium | S$1,605,000 | 1,195 sqft | S$1,343 | 06-10 | 70 yr 7 mo |
| May 2026 | Condominium | S$1,540,000 | 1,195 sqft | S$1,289 | 06-10 | 70 yr 8 mo |
| Apr 2026 | Condominium | S$2,050,000 | 1,464 sqft | S$1,400 | 01-05 | 70 yr 9 mo |
| Apr 2026 | Condominium | S$1,660,000 | 1,238 sqft | S$1,341 | 06-10 | 70 yr 9 mo |
| Apr 2026 | Condominium | S$1,422,000 | 1,249 sqft | S$1,139 | 01-05 | 70 yr 9 mo |
| Mar 2026 | Condominium | S$1,440,000 | 1,195 sqft | S$1,205 | 01-05 | 70 yr 10 mo |
| Feb 2026 | Condominium | S$1,760,000 | 1,356 sqft | S$1,298 | 01-05 | 70 yr 11 mo |
| Jan 2026 | Condominium | S$1,430,000 | 1,195 sqft | S$1,197 | 01-05 | 71 yrs |
| Jan 2026 | Condominium | S$1,128,000 | 947 sqft | S$1,191 | 01-05 | 71 yrs |
| Nov 2025 | Condominium | S$1,638,000 | 1,216 sqft | S$1,347 | 06-10 | 71 yr 2 mo |
| Oct 2025 | Condominium | S$1,460,000 | 1,195 sqft | S$1,222 | 11-15 | 71 yr 3 mo |
| Aug 2025 | Condominium | S$1,530,000 | 1,292 sqft | S$1,185 | 01-05 | 71 yr 5 mo |
| Jul 2025 | Condominium | S$1,675,000 | 1,238 sqft | S$1,353 | 01-05 | 71 yr 6 mo |
| Jul 2025 | Condominium | S$1,600,000 | 1,238 sqft | S$1,293 | 11-15 | 71 yr 6 mo |
| Jun 2025 | Condominium | S$1,600,000 | 1,216 sqft | S$1,315 | 06-10 | 71 yr 7 mo |
| May 2025 | Condominium | S$1,540,000 | 1,216 sqft | S$1,266 | 06-10 | 71 yr 8 mo |
| Apr 2025 | Condominium | S$1,680,000 | 1,227 sqft | S$1,369 | 11-15 | 71 yr 9 mo |
| Jan 2025 | Condominium | S$1,520,000 | 1,195 sqft | S$1,272 | 11-15 | 72 yrs |
| Dec 2024 | Condominium | S$1,590,000 | 1,227 sqft | S$1,296 | 11-15 | 72 yr 1 mo |
| Nov 2024 | Condominium | S$1,780,000 | 1,378 sqft | S$1,292 | 11-15 | 72 yr 2 mo |
| Oct 2024 | Condominium | S$1,600,000 | 1,216 sqft | S$1,315 | 06-10 | 72 yr 3 mo |
| Sep 2024 | Condominium | S$1,695,000 | 1,356 sqft | S$1,250 | 06-10 | 72 yr 4 mo |
| Aug 2024 | Condominium | S$1,550,000 | 1,216 sqft | S$1,274 | 06-10 | 72 yr 5 mo |
| Jul 2024 | Condominium | S$1,575,000 | 1,216 sqft | S$1,295 | 01-05 | 72 yr 6 mo |
| Jun 2024 | Condominium | S$1,578,888 | 1,238 sqft | S$1,276 | 11-15 | 72 yr 7 mo |
| Jun 2024 | Condominium | S$1,542,500 | 1,216 sqft | S$1,268 | 11-15 | 72 yr 7 mo |
| May 2024 | Condominium | S$1,680,000 | 1,356 sqft | S$1,239 | 11-15 | 72 yr 8 mo |
| Apr 2024 | Condominium | S$1,510,000 | 1,238 sqft | S$1,220 | 11-15 | 72 yr 9 mo |
| Mar 2024 | Condominium | S$1,570,000 | 1,216 sqft | S$1,291 | 01-05 | 72 yr 10 mo |
| Mar 2024 | Condominium | S$1,495,000 | 1,216 sqft | S$1,229 | 11-15 | 72 yr 10 mo |
| Jan 2024 | Condominium | S$1,300,000 | 1,216 sqft | S$1,069 | 01-05 | 73 yrs |
| Dec 2023 | Condominium | S$1,580,000 | 1,356 sqft | S$1,165 | 06-10 | 73 yr 1 mo |
| Oct 2023 | Condominium | S$1,650,000 | 1,356 sqft | S$1,217 | 06-10 | 73 yr 3 mo |
| Aug 2023 | Condominium | S$1,500,000 | 1,227 sqft | S$1,222 | 06-10 | 73 yr 5 mo |
| Jul 2023 | Condominium | S$1,450,000 | 1,195 sqft | S$1,214 | 06-10 | 73 yr 6 mo |
| May 2023 | Condominium | S$1,620,000 | 1,356 sqft | S$1,194 | 01-05 | 73 yr 8 mo |
| May 2023 | Condominium | S$1,490,000 | 1,216 sqft | S$1,225 | 06-10 | 73 yr 8 mo |
Showing the 40 most recent of 78 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
The Tanamera
S$1,240
+4.6%4 sales4.7% yield
Tanah Merah Green
S$1,753
+5.3%2 sales2.9% yield
Landed Housing Development
S$1,896
-15.9%5 sales1.3% yield
Urban Vista
S$1,643
+3.6%32 sales4.0% yield
Sceneca Residence
S$2,304
+12.2%11 sales2.8% yield
Optima @ Tanah Merah
S$1,583
+7.2%9 sales4.2% yield
Casa Merah
S$1,542
+2.6%22 sales4.0% yield
D'Manor
S$934
+1.9%8 sales2.9% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.