Overview & Key Facts
EAST BAY GARDENS is a 99 yrs lease commencing from 1995 condominium at LORONG G TELOK KURAU in District 15 (OCR), developed by , comprising 40 units.
Location & Connectivity
EAST BAY GARDENS is approximately 320m from Kembangan MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Kembangan | East-West Line | 320m |
| Eunos | East-West Line | 1.1 km |
| Marine Terrace | Thomson-East Coast Line | 1.3 km |
Schools & Education
13 schools within 2 km (1 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | Primary | 590m |
| Canossa Catholic Primary School | Primary | 1.2 km |
| Chung Cheng High School (Main) | Secondary | 1.2 km |
| East Coast Primary School | Primary | 1.5 km |
| Global Indian International School (GIIS East Coast) | International | 1.5 km |
| Tanjong Katong Girls' School | Secondary | 1.7 km |
| Canadian International School (Tanjong Katong) | International | 1.7 km |
| Broadrick Secondary School | Secondary | 1.8 km |
Market Position
EAST BAY GARDENS has recorded 11 sales at an average price of $1,417,091.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3 | $886 psf | — |
| 2022 | 4 | $885 psf | ↓ 0.2% |
| 2023 | 1 | $900 psf | ↑ 1.7% |
| 2024 | 1 | $968 psf | ↑ 7.6% |
| 2025 | 2 | $1,046 psf | ↑ 8.0% |
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EAST BAY GARDENS prices sit at a fresh series high after a 8.0% gain on the prior period, now 18.0% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 15 reads 117.7 as of June 2026 — down 9.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | $2,536 psf | 912 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | $2,790 psf | 781 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | $2,467 psf | 644 |
| AMBER PARK | Freehold | $2,548 psf | 396 |
What Could Work Against You
- About 68 years remain on the lease. Decay is not yet a financing problem, but buyers holding beyond 10-15 years should model the value drag as the 60-year threshold approaches.
- Only 1 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 40 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: mrt-walkable commuters, yield-focused investors, cpf-only buyers and boutique low-density (<100 units). MRT proximity is the standout commute feature for daily transit users.
empty nesters / downsizers and p1 school balloting families should treat this as a shortlist candidate, not a default choice.
long-term hold (10+ yr) and resort facilities should probably look elsewhere. Tenure and location resilience suit long-horizon ownership.
Verdict
EAST BAY GARDENS is a 99 yrs lease commencing from 1995 development in District 15 (OCR), with 40 units, offering a gross yield of 4.0%.
At ~$1,046 psf, it represents a competitive entry point in the OCR segment.
Explore the full EAST BAY GARDENS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing EAST BAY GARDENS against staying public? These HDB towns sit within walking or short-drive distance:
- Bedok — 4-room average $659,895 (540m away), an upgrader gap of about $750,000
- Geylang — 4-room average $761,443 (950m away), an upgrader gap of about $650,000
- Marine Parade — 4-room average $648,065 (1.3 km away), an upgrader gap of about $750,000
FAQ
What is the average PSF for EAST BAY GARDENS?
Is EAST BAY GARDENS freehold?
What is the rental yield for EAST BAY GARDENS?
Which MRT is nearest to EAST BAY GARDENS?
Sources & Next Steps
- EAST BAY GARDENS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 15 (Joo Chiat, Amber Road, Katong) — District 15 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 11 transactions
- Rental data: 8 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Oct 2025 · 11 records analysed · Source: URA private-sale caveats