Overview & Key Facts
EASTERN LAGOON is a freehold condominium at UPPER EAST COAST ROAD in District 15 (OCR), developed by EASTERN LAGOON PTE LTD, comprising 307 units, completed in 1985.
Location & Connectivity
EASTERN LAGOON is approximately 750m from Bayshore MRT station, with 3 stations within 1.5 km.
Schools & Education
13 schools within 2 km (6 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Dunman High School | Secondary | 600m |
| Dunman High School (JC) | Jc | 600m |
| Global Indian International School (GIIS East Coast) | International | 980m |
| East Coast Primary School | Primary | 990m |
| Victoria School | Secondary | 1 km |
| Victoria Junior College | Jc | 1 km |
| Opera Estate Primary School | Primary | 1.3 km |
| Chung Cheng High School (Main) | Secondary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $1,581 psf | $1,089,444 |
| 2 BR | 18 | $1,651 psf | $1,302,556 |
| 3 BR | 11 | $1,605 psf | $1,665,089 |
| 4 BR | 7 | $1,672 psf | $2,302,971 |
| 5+ BR | 1 | $1,720 psf | $3,480,000 |
Market Position
EASTERN LAGOON has recorded 39 sales at an average price of $1,629,273.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at EASTERN LAGOON typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $2,784/mo | $1,089,444 | 3.07% |
| 2 BR | $3,240/mo | $1,302,556 | 2.98% |
| 3 BR | $4,134/mo | $1,665,089 | 2.98% |
| 4 BR | $5,760/mo | $2,302,971 | 3.00% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 5 | $1,467 psf | — |
| 2022 | 6 | $1,602 psf | ↑ 9.2% |
| 2023 | 4 | $1,793 psf | ↑ 12.0% |
| 2024 | 7 | $1,695 psf | ↓ 5.5% |
| 2025 | 13 | $1,632 psf | ↓ 3.7% |
| 2026 | 4 | $1,690 psf | ↑ 3.5% |
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From the 2023 high, EASTERN LAGOON prices have given back 5.8% — still 15.2% above the 2021 baseline. The most recent period recovered 3.5%, so the pullback may be finding a floor.
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
- At 41+ years of age, upkeep costs trend upward and renovation budgets matter; some owners here are effectively holding an en-bloc option.
Best suited for
Who This Actually Suits
This is a strong match for car-owning households, long-term hold (10+ yr), en-bloc speculators and freehold / generational hold. At ~746m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
short-term flippers (<5 yr) and light renovation budget should probably look elsewhere. TOP 1985 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
EASTERN LAGOON is a freehold development in District 15 (OCR), with 307 units, offering a gross yield of 2.4%.
At ~$1,646 psf, it represents a competitive entry point in the OCR segment.
Explore the full EASTERN LAGOON dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing EASTERN LAGOON against staying public? These HDB towns sit within walking or short-drive distance:
- Bedok — 4-room average $659,895 (830m away), an upgrader gap of about $950,000
- Geylang — 4-room average $761,443 (1.4 km away), an upgrader gap of about $850,000
- Marine Parade — 4-room average $648,065 (1.8 km away), an upgrader gap of about $1,000,000
FAQ
What is the average PSF for EASTERN LAGOON?
Is EASTERN LAGOON freehold?
What is the rental yield for EASTERN LAGOON?
Which MRT is nearest to EASTERN LAGOON?
Sources & Next Steps
- EASTERN LAGOON 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: 39 transactions
- Rental data: 487 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 39 records analysed · Source: URA private-sale caveats