Overview & Key Facts
EASTERN GROVE is a 999 yrs lease commencing from 1878 condominium at JALAN LIMAU KASTURI in District 16 (OCR), developed by .
Location & Connectivity
EASTERN GROVE is approximately 380m from Tanah Merah MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Tanah Merah | East-West Line | 380m |
| Bedok South | Thomson-East Coast Line | 670m |
| Sungei Bedok | Thomson-East Coast Line | 800m |
| Bayshore | Thomson-East Coast Line | 1.2 km |
Schools & Education
14 schools within 2 km (8 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Bedok Green Primary School | Primary | 190m |
| Yu Neng Primary School | Primary | 210m |
| Bedok View Secondary School | Secondary | 420m |
| Fengshan Primary School | Primary | 530m |
| Bedok North Secondary School | Secondary | 580m |
| Bedok South Secondary School | Secondary | 650m |
| Ping Yi Secondary School | Secondary | 770m |
| Opera Estate Primary School | Primary | 810m |
Market Position
EASTERN GROVE has recorded 4 sales at an average price of $4,315,000.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $1,178 psf | — |
| 2022 | 1 | $1,413 psf | ↑ 20.0% |
| 2024 | 1 | $1,817 psf | ↑ 28.5% |
| 2026 | 1 | $2,070 psf | ↑ 14.0% |
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The latest reading marks the highest point in this series — EASTERN GROVE prices have climbed 75.8% since 2021.
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
- With just 1 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
This is a strong match for families with young children, multi-generational families and long-term hold (10+ yr). Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
heavy renovation / value seekers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors, short-term flippers (<5 yr) and resort facilities — other options likely serve them better. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
EASTERN GROVE is a 999 yrs lease commencing from 1878 development in District 16 (OCR), offering a gross yield of 1.5%.
At ~$2,070 psf, it represents a competitive entry point in the OCR segment.
Explore the full EASTERN GROVE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing EASTERN GROVE against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for EASTERN GROVE?
Is EASTERN GROVE freehold?
What is the rental yield for EASTERN GROVE?
Which MRT is nearest to EASTERN GROVE?
Sources & Next Steps
- EASTERN GROVE 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: 4 transactions
- Rental data: 14 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 4 records analysed · Source: URA private-sale caveats