Overview & Key Facts
EASTVALE is a 99 yrs lease commencing from 1996 condominium at PASIR RIS DRIVE 3 in District 18 (OCR), developed by PIDEMCO LAND LTD, comprising 312 units, completed in 1998.
Location & Connectivity
EASTVALE is approximately 520m from Pasir Ris MRT station.
| Station | Line | Distance |
|---|---|---|
| Pasir Ris | East-West Line | 520m |
Schools & Education
9 schools within 2 km (9 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Pasir Ris Crest Secondary School | Secondary | 330m |
| Pasir Ris Primary School | Primary | 340m |
| Pasir Ris Secondary School | Secondary | 470m |
| Stamford American International School | International | 480m |
| Elias Park Primary School | Primary | 500m |
| Brighton College (Singapore) | International | 520m |
| Meridian Secondary School | Secondary | 540m |
| Meridian Primary School | Primary | 550m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 39 | $935 psf | $1,105,022 |
| 4 BR | 1 | $1,019 psf | $1,568,000 |
| 5+ BR | 2 | $762 psf | $1,493,500 |
Market Position
EASTVALE has recorded 42 sales at an average price of $1,134,545.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 12 | $767 psf | — |
| 2022 | 6 | $858 psf | ↑ 11.8% |
| 2023 | 6 | $1,001 psf | ↑ 16.6% |
| 2024 | 7 | $998 psf | ↓ 0.3% |
| 2025 | 4 | $1,040 psf | ↑ 4.2% |
| 2026 | 7 | $1,072 psf | ↑ 3.1% |
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EASTVALE prices sit at a fresh series high after a 3.1% gain on the prior period, now 39.7% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 18 reads 132.1 as of June 2026 — down 4.1% 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 |
|---|---|---|---|
| TREASURE AT TAMPINES | 99-year leasehold | $1,592 psf | 1198 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | $2,367 psf | 1165 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | $1,769 psf | 758 |
| TENET | 99 yrs lease commencing from 2021 | $1,386 psf | 618 |
| RIVELLE TAMPINES | 99 years leasehold | $1,933 psf | 558 |
Lease Analysis
With 69 years remaining on its 99-year lease, EASTVALE still qualifies for full bank financing and CPF usage.
What Could Work Against You
- About 69 years remain on the lease. Decay is not yet a financing problem, but buyers holding beyond 10-15 years should model the value drag as the 60-year threshold approaches.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: yield-focused investors. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
EASTVALE is a 99 yrs lease commencing from 1996 development in District 18 (OCR), with 312 units, offering a gross yield of 3.8%.
At ~$1,060 psf, it represents a competitive entry point in the OCR segment.
Explore the full EASTVALE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing EASTVALE against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for EASTVALE?
Is EASTVALE freehold?
What is the rental yield for EASTVALE?
Which MRT is nearest to EASTVALE?
Sources & Next Steps
- EASTVALE Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 18 (Tampines, Pasir Ris) — District 18 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: 42 transactions
- Rental data: 216 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 42 records analysed · Source: URA private-sale caveats