East Bay Gardens
Project page · 99-year lease from 1995
Based on 4 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | East Bay Gardens | 01-05 | 1,399 sqft | S$1,580,000 | S$1,129 psf | ×1.000 | S$1,129 psf |
| Sept 2026 | East Bay Gardens | 01-05 | 1,711 sqft | S$1,765,000 | S$1,031 psf | ×1.000 | S$1,031 psf |
| Oct 2025 | East Bay Gardens | 01-05 | 1,399 sqft | S$1,530,000 | S$1,093 psf | ×1.021 | S$1,116 psf |
| May 2025 | East Bay Gardens | 01-05 | 1,711 sqft | S$1,710,000 | S$999 psf | ×1.039 | S$1,038 psf |
How accurate is this estimate for East Bay Gardens?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in East Bay Gardens since.
- Median error
- 25.8%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 3 sales, so read the figure as a hint, not a verdict.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
3.73% gross yield
S$58,800 of rent a year against the estimate above · 0.18 points above flats like it
Leases signed here within a quarter of this size run about S$4,900 a month, the middle of 2 of them.
In outside the central region, leasehold flats with 60 to 69 years of lease left yield 3.55%, from 67 projects.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q2 2026 | 1300-1400 sqft | — | Non-landed Properties | S$5,000 |
| Q1 2026 | 1300-1400 sqft | — | Non-landed Properties | S$4,800 |
| Q4 2024 | 1300-1400 sqft | — | Non-landed Properties | S$5,320 |
median of 2 URA rental contracts at East Bay Gardens within a quarter of 136 sqm, since 2025Q4.
Buying or selling at S$1,576,792?
Buying: Stamp duty on S$1,576,792 · Cash and CPF needed on S$1,576,792 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,576,792.
Each opens with this figure filled in; change anything there.
Primary schools near 89 Lorong G Telok Kurau
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- St. Stephen's School (boys) · 498 m · no 2025 Phase 2C ballot
1 to 2 km
- Opera Estate Primary School · 1,218 m · no 2025 Phase 2C ballot
- Haig Girls' School (girls) · 1,237 m · no 2025 Phase 2C ballot
- CHIJ (Katong) Primary (girls) · 1,271 m · no 2025 Phase 2C ballot
- Telok Kurau Primary School · 1,306 m · no 2025 Phase 2C ballot
- Tao Nan School · 1,395 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ngee Ann Primary School · 1,499 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Maha Bodhi School · 1,542 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tanjong Katong Primary School · 1,857 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Damai Primary School · 1,994 m · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | East Bay Gardens · 01-05 · Apartment · 67 years left | 1,399 sqft | S$1,580,000 | S$1,129 psf |
| Sept 2026 | East Bay Gardens · 01-05 · Apartment · 67 years left | 1,711 sqft | S$1,765,000 | S$1,031 psf |
| Oct 2025 | East Bay Gardens · 01-05 · Apartment · 68 years left | 1,399 sqft | S$1,530,000 | S$1,093 psf |
| May 2025 | East Bay Gardens · 01-05 · Apartment · 69 years left | 1,711 sqft | S$1,710,000 | S$999 psf |
| May 2024 | East Bay Gardens · 01-05 · Apartment · 70 years left | 1,399 sqft | S$1,355,000 | S$968 psf |
| Aug 2023 | East Bay Gardens · 01-05 · Apartment · 70 years left | 1,711 sqft | S$1,540,000 | S$900 psf |
| Jul 2022 | East Bay Gardens · 01-05 · Apartment · 72 years left | 1,711 sqft | S$1,500,000 | S$876 psf |
| Jul 2022 | East Bay Gardens · 01-05 · Apartment · 72 years left | 1,399 sqft | S$1,208,000 | S$863 psf |
| Jun 2022 | East Bay Gardens · 01-05 · Apartment · 72 years left | 1,528 sqft | S$1,400,000 | S$916 psf |
| Feb 2022 | East Bay Gardens · 01-05 · Apartment · 72 years left | 1,528 sqft | S$1,350,000 | S$883 psf |
| Nov 2021 | East Bay Gardens · 01-05 · Apartment · 72 years left | 1,399 sqft | S$1,250,000 | S$893 psf |
| Oct 2021 | East Bay Gardens · 01-05 · Apartment · 72 years left | 1,399 sqft | S$1,245,000 | S$890 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q2 2026 | East Bay Gardens · 1300-1400 sqft · Non-landed Properties | S$5,000 | S$3.70 psf |
| Q1 2026 | East Bay Gardens · 1300-1400 sqft · Non-landed Properties | S$4,800 | S$3.56 psf |
| Q4 2024 | East Bay Gardens · 1300-1400 sqft · Non-landed Properties | S$5,320 | S$3.94 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 67 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 62 years | S$1,508,523 | S$1,665,532 | S$1,835,349 | S$1,887,101 |
| 10 years | 57 years | S$1,421,522 | S$1,732,828 | S$2,104,200 | S$2,224,539 |
| 20 years | 47 years | S$1,262,687 | S$1,876,287 | S$2,766,703 | S$3,092,207 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.