Overview & Key Facts
EAST SHINE is a freehold condominium at LORONG MELAYU in District 14 (OCR), developed by FRAGRANCE LAND PTE LTD, comprising 25 units, completed in 2004.
Location & Connectivity
EAST SHINE is approximately 400m from Kembangan MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Kembangan | East-West Line | 400m |
| Eunos | East-West Line | 830m |
| Kaki Bukit | Downtown Line | 1.4 km |
| Ubi | Downtown Line | 1.4 km |
Schools & Education
7 schools within 2 km.
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | Primary | 1.1 km |
| Telok Kurau Primary School | Primary | 1.2 km |
| Chung Cheng High School (Main) | Secondary | 1.8 km |
| Tanjong Katong Girls' School | Secondary | 1.9 km |
| Canadian International School (Tanjong Katong) | International | 1.9 km |
| Broadrick Secondary School | Secondary | 2 km |
| EtonHouse International School (Broadrick) | International | 2 km |
Market Position
EAST SHINE has recorded 1 sales at an average price of $1,450,000.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PARC ESTA | 99 yrs lease commencing from 2018 | $2,187 psf | 493 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | $1,765 psf | 373 |
| PENROSE | 99 yrs lease commencing from 2019 | $1,933 psf | 359 |
| EUHABITAT | 99 yrs lease commencing from 2010 | $1,330 psf | 243 |
| THE ANTARES | 99 yrs lease commencing from 2018 | $1,834 psf | 229 |
What Could Work Against You
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 25-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits mrt-walkable commuters, yield-focused investors, long-term hold (10+ yr) and freehold / generational hold best. Located ~404m from Kembangan MRT, this property is a comfortable daily walk for transit commuters.
For en-bloc speculators, it can work — but weigh the trade-offs before committing.
It is a weaker fit for families with young children and short-term flippers (<5 yr) — other options likely serve them better. Editorial anti-fit: 'Families needing children's facilities or large pool'. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
EAST SHINE is a freehold development in District 14 (OCR), with 25 units, offering a gross yield of 3.1%.
Explore the full EAST SHINE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing EAST SHINE against staying public? These HDB towns sit within walking or short-drive distance:
- Bedok — 4-room average $659,895 (150m away), an upgrader gap of about $800,000
- Geylang — 4-room average $761,443 (600m away), an upgrader gap of about $700,000
- Marine Parade — 4-room average $648,065 (1.9 km away), an upgrader gap of about $800,000
FAQ
What is the average PSF for EAST SHINE?
Is EAST SHINE freehold?
What is the rental yield for EAST SHINE?
Which MRT is nearest to EAST SHINE?
Sources & Next Steps
- EAST SHINE Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 14 (Geylang, Eunos) — District 14 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: 1 transactions
- Rental data: 34 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jan 2024 · 1 records analysed · Source: URA private-sale caveats