Eastern Lagoon
UPPER EAST COAST ROAD · D15
Median PSF · 12m
S$1,656
Median price · 12m
S$1.50M
Latest sale
S$2.65M
Jul 2026
1-year change
+0.1%
Sales · 12m
10
35 all time
Gross yield
3.37%
78 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
- +18.5%
- Annualised
- +4.3%
- Transactions
- 35
- 1 year
- +0.1%
- 3 years p.a.
- -0.4%
- 5 years p.a.
- —
- Median size
- 980 sqft
Against the neighbourhood
How it compares within D15
Katong, Joo Chiat, Amber Road, Marine Parade. All figures are medians over the last 12 months for private homes in this district.
| Measure | Eastern Lagoon | D15 median | Difference |
|---|---|---|---|
| Median PSF | S$1,656 | S$1,833 | -9.7% |
| Median price | S$1.50M | S$2.14M | -30.1% |
| Gross rental yield | 3.37% | 4.13% | -0.8 pts |
| 1-year price change | +0.1% | +2.3% | -2.2 pts |
This development trades about 10% below the D15 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,600
Contracts · 12m
78
Implied annual rent
S$43K
Gross yield
3.37%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 41 | S$3,600 |
| 1 bedroom | 22 | S$3,125 |
| 3 bedroom | 10 | S$4,600 |
| 4 bedroom | 3 | S$5,500 |
| All units | 2 | S$8,600 |
Investment analysis
Investment score 55 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
55/100
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.
- Liquidityweight 15%92
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%77
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bayshore MRT at 250 m.
- Valuationweight 22%64
How its median price per square foot compares with its own district.
- Rental yieldweight 20%58
Gross yield against every other development in its segment.
- Price momentumweight 18%19
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%8
Upcoming units recorded in the same district. Higher score means less competing supply.
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
- Bayshore MRT250 m
- Bedok South MRT940 m
- Siglap MRT1.3 km
- Tanah Merah MRT1.4 km
Schools within 2 km
- Temasek Primary Schoolprimary610 m
- Temasek Secondary Schoolsecondary (s1-s5)760 m
- Bedok Green Primary Schoolprimary1.0 km
- Bedok View Secondary Schoolsecondary (s1-s5)1.1 km
- Victoria Schoolsecondary (s1-s4)1.6 km
- Bedok South Secondary Schoolsecondary (s1-s5)1.6 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.5 km
- BAGNALL HAUSRL Bagnall Pte Ltd113 units1.7 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$2,650,000 | 1,378 sqft | S$1,923 | 16-20 | — |
| Jun 2026 | Condominium | S$2,680,000 | 1,378 sqft | S$1,945 | 11-15 | — |
| Jun 2026 | Condominium | S$1,000,000 | 721 sqft | S$1,387 | 01-05 | — |
| Apr 2026 | Condominium | S$1,280,000 | 753 sqft | S$1,699 | 11-15 | — |
| Jan 2026 | Condominium | S$2,380,000 | 1,378 sqft | S$1,727 | 11-15 | — |
| Dec 2025 | Condominium | S$1,050,000 | 689 sqft | S$1,524 | 06-10 | — |
| Nov 2025 | Condominium | S$1,720,000 | 1,066 sqft | S$1,614 | 01-05 | — |
| Oct 2025 | Condominium | S$1,710,000 | 893 sqft | S$1,914 | 11-15 | — |
| Oct 2025 | Condominium | S$1,270,000 | 797 sqft | S$1,594 | 01-05 | — |
| Oct 2025 | Condominium | S$1,020,000 | 721 sqft | S$1,414 | 01-05 | — |
| Sep 2025 | Condominium | S$1,928,000 | 1,066 sqft | S$1,809 | 01-05 | — |
| Sep 2025 | Condominium | S$1,730,088 | 980 sqft | S$1,766 | 06-10 | — |
| Sep 2025 | Condominium | S$1,020,000 | 721 sqft | S$1,414 | 01-05 | — |
| Jun 2025 | Condominium | S$2,088,888 | 1,270 sqft | S$1,645 | 01-05 | — |
| May 2025 | Condominium | S$1,650,000 | 1,055 sqft | S$1,564 | 01-05 | — |
| Apr 2025 | Condominium | S$3,480,000 | 2,024 sqft | S$1,720 | 01-05 | — |
| Apr 2025 | Condominium | S$2,280,000 | 1,378 sqft | S$1,655 | 16-20 | — |
| Apr 2025 | Condominium | S$2,180,800 | 1,378 sqft | S$1,583 | 06-10 | — |
| Dec 2024 | Condominium | S$1,650,000 | 893 sqft | S$1,847 | 11-15 | — |
| Nov 2024 | Condominium | S$1,675,000 | 1,001 sqft | S$1,673 | 01-05 | — |
| Nov 2024 | Condominium | S$1,128,888 | 689 sqft | S$1,639 | 06-10 | — |
| Aug 2024 | Condominium | S$2,200,000 | 1,378 sqft | S$1,597 | 11-15 | — |
| Aug 2024 | Condominium | S$1,393,000 | 753 sqft | S$1,849 | 06-10 | — |
| Jun 2024 | Condominium | S$1,630,000 | 1,001 sqft | S$1,628 | 01-05 | — |
| Feb 2024 | Condominium | S$1,600,000 | 980 sqft | S$1,633 | 01-05 | — |
| Dec 2023 | Condominium | S$1,420,000 | 753 sqft | S$1,885 | 11-15 | — |
| Sep 2023 | Condominium | S$1,220,000 | 721 sqft | S$1,692 | 01-05 | — |
| Aug 2023 | Condominium | S$1,630,000 | 893 sqft | S$1,824 | 11-15 | — |
| Apr 2023 | Condominium | S$1,335,000 | 753 sqft | S$1,772 | 16-20 | — |
| Nov 2022 | Condominium | S$2,220,000 | 1,378 sqft | S$1,611 | 11-15 | — |
| Nov 2022 | Condominium | S$1,250,000 | 753 sqft | S$1,659 | 11-15 | — |
| Oct 2022 | Condominium | S$2,180,000 | 1,378 sqft | S$1,582 | 06-10 | — |
| Aug 2022 | Condominium | S$1,500,000 | 1,001 sqft | S$1,498 | 01-05 | — |
| Aug 2022 | Condominium | S$1,180,000 | 721 sqft | S$1,636 | 01-05 | — |
| Feb 2022 | Condominium | S$1,450,000 | 893 sqft | S$1,623 | 11-15 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Idyllic East
S$1,320
—1 sales1.9% yield
Rich East Garden
S$1,498
—1 sales2.2% yield
The Daffodil
S$1,533
-2.5%4 sales3.6% yield
The Summit
S$1,981
+10.9%3 sales4.3% yield
Sea Pavilion Residences
S$2,175
—1 sales3.8% yield
Uber 388
S$1,862
-1.0%5 sales3.7% yield
Suites @ Eastcoast
S$1,150
-38.5%3 sales4.1% yield
Bagnall Haus
S$2,621
—7 sales
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.