Overview & Key Facts
EAST VILLAGE is a freehold condominium at UPPER CHANGI ROAD in District 16 (OCR), developed by WORLD CLASS DEVELOPMENTS (BEDOK) PTE LTD, comprising 90 units, completed in 2014.
Location & Connectivity
EAST VILLAGE is approximately 510m from Tanah Merah MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Tanah Merah | East-West Line | 510m |
| Sungei Bedok | Thomson-East Coast Line | 1.1 km |
| Simei | East-West Line | 1.5 km |
Schools & Education
14 schools within 2 km (6 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Casuarina Primary School | Primary | 490m |
| Ping Yi Secondary School | Secondary | 530m |
| Fengshan Primary School | Primary | 580m |
| Bedok North Secondary School | Secondary | 650m |
| Bedok Green Primary School | Primary | 730m |
| Bedok View Secondary School | Secondary | 920m |
| Park View Primary School | Primary | 1 km |
| Yu Neng Primary School | Primary | 1.1 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 5 | $1,542 psf | $640,000 |
| 1 BR | 8 | $1,398 psf | $792,750 |
| 2 BR | 1 | $1,201 psf | $1,060,000 |
| 3 BR | 7 | $1,133 psf | $1,382,698 |
| 4 BR | 2 | $958 psf | $1,597,500 |
Market Position
EAST VILLAGE has recorded 23 sales at an average price of $1,020,691.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at EAST VILLAGE typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $2,535/mo | $792,750 | 3.84% |
| 2 BR | $3,002/mo | $1,060,000 | 3.40% |
| 3 BR | $3,786/mo | $1,382,698 | 3.29% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 10 | $1,317 psf | — |
| 2022 | 7 | $1,256 psf | ↓ 4.6% |
| 2023 | 1 | $1,853 psf | ↑ 47.5% |
| 2024 | 1 | $1,276 psf | ↓ 31.1% |
| 2025 | 2 | $1,152 psf | ↓ 9.7% |
| 2026 | 2 | $1,271 psf | ↑ 10.3% |
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EAST VILLAGE prices have cooled 31.4% from the 2023 peak, yet remain 3.5% below where the series began in 2021. The most recent period recovered 10.3%, so the pullback may be finding a floor.
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 |
What Could Work Against You
- Only 4 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.
Best suited for
Who This Actually Suits
This is a strong match for families with young children, car-owning households, yield-focused investors and long-term hold (10+ yr). Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
Verdict
EAST VILLAGE is a freehold development in District 16 (OCR), with 90 units, offering a gross yield of 3.3%.
At ~$1,212 psf, it represents a competitive entry point in the OCR segment.
Explore the full EAST VILLAGE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing EAST VILLAGE against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for EAST VILLAGE?
Is EAST VILLAGE freehold?
What is the rental yield for EAST VILLAGE?
Which MRT is nearest to EAST VILLAGE?
Sources & Next Steps
- EAST VILLAGE 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: 23 transactions
- Rental data: 223 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2026 · 23 records analysed · Source: URA private-sale caveats