Overview & Key Facts
EAST MEADOWS is a 99 yrs lease commencing from 1998 condominium at TANAH MERAH KECHIL ROAD in District 16 (OCR), developed by FAR EAST ORGANIZATION, comprising 482 units, completed in 2001.
Location & Connectivity
EAST MEADOWS is approximately 250m from Tanah Merah MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Tanah Merah | East-West Line | 250m |
| Sungei Bedok | Thomson-East Coast Line | 1.1 km |
| Bedok South | Thomson-East Coast Line | 1.2 km |
Schools & Education
15 schools within 2 km (8 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Bedok North Secondary School | Secondary | 250m |
| Bedok Green Primary School | Primary | 430m |
| Fengshan Primary School | Primary | 530m |
| Casuarina Primary School | Primary | 560m |
| Ping Yi Secondary School | Secondary | 670m |
| Yu Neng Primary School | Primary | 730m |
| Bedok View Secondary School | Secondary | 740m |
| Opera Estate Primary School | Primary | 910m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $1,138 psf | $1,014,333 |
| 3 BR | 62 | $1,146 psf | $1,400,938 |
| 4 BR | 15 | $1,190 psf | $1,636,200 |
Market Position
EAST MEADOWS has recorded 80 sales at an average price of $1,430,552.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at EAST MEADOWS typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,287/mo | $1,014,333 | 3.89% |
| 3 BR | $4,029/mo | $1,400,938 | 3.45% |
| 4 BR | $4,871/mo | $1,636,200 | 3.57% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 12 | $994 psf | — |
| 2022 | 23 | $1,071 psf | ↑ 7.7% |
| 2023 | 13 | $1,169 psf | ↑ 9.1% |
| 2024 | 13 | $1,255 psf | ↑ 7.4% |
| 2025 | 9 | $1,291 psf | ↑ 2.9% |
| 2026 | 10 | $1,260 psf | ↓ 2.4% |
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From the 2025 high, EAST MEADOWS prices have given back 2.4% — still 26.7% above the 2021 baseline.
Price Index Check
The ShiokNest Price Index for District 16 reads 130.8 as of June 2026 — up 7.1% 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 |
|---|---|---|---|
| PINERY RESIDENCES | 99 years leasehold | $2,551 psf | 551 |
| VELA BAY | 99 years leasehold | $2,869 psf | 371 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | $2,085 psf | 270 |
| THE BAYSHORE | 99-year leasehold | $1,237 psf | 251 |
| THE GLADES | 99 yrs lease commencing from 2013 | $1,615 psf | 230 |
Lease Analysis
With 71 years remaining on its 99-year lease, EAST MEADOWS still qualifies for full bank financing and CPF usage.
What Could Work Against You
- The remaining lease of roughly 71 years is comfortable today, though long-horizon owners will sell into a progressively lease-sensitive market.
Best suited for
Who This Actually Suits
The profile fits families with young children, mrt-walkable commuters, sports / active lifestyle and quiet sanctuary seekers best. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
Verdict
EAST MEADOWS is a 99 yrs lease commencing from 1998 development in District 16 (OCR), with 482 units, offering a gross yield of 3.3%.
At ~$1,275 psf, it represents a competitive entry point in the OCR segment.
Explore the full EAST MEADOWS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing EAST MEADOWS against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for EAST MEADOWS?
Is EAST MEADOWS freehold?
What is the rental yield for EAST MEADOWS?
Which MRT is nearest to EAST MEADOWS?
Sources & Next Steps
- EAST MEADOWS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) — District 16 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: 80 transactions
- Rental data: 398 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jul 2026 · 80 records analysed · Source: URA private-sale caveats