condo · 465560
East Meadows
Project page · 99-year lease from 1998
Indicative value range
S$1,503,395 – S$1,568,596
Indicative mid S$1,542,297 · S$1,268 psf
Based on 7 sales in this project, last 6 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | East Meadows | 01-05 | 1,195 sqft | S$1,515,000 | S$1,268 psf | ×1.000 | S$1,268 psf |
| Sept 2026 | East Meadows | 11-15 | 1,356 sqft | S$1,650,000 | S$1,217 psf | ×1.000 | S$1,217 psf |
| Sept 2026 | East Meadows | 01-05 | 1,356 sqft | S$1,750,000 | S$1,290 psf | ×1.000 | S$1,290 psf |
| Jul 2026 | East Meadows | 01-05 | 1,195 sqft | S$1,430,000 | S$1,197 psf | ×1.000 | S$1,197 psf |
| Jul 2026 | East Meadows | 06-10 | 1,195 sqft | S$1,500,000 | S$1,255 psf | ×1.000 | S$1,255 psf |
| Jun 2026 | East Meadows | 06-10 | 1,195 sqft | S$1,605,000 | S$1,343 psf | ×1.000 | S$1,343 psf |
| May 2026 | East Meadows | 06-10 | 1,195 sqft | S$1,540,000 | S$1,289 psf | ×1.000 | S$1,289 psf |
How accurate is this estimate for East Meadows?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 12 sales in East Meadows since.
- Median error
- 2.8%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
3.50% gross yield
S$54,000 of rent a year against the estimate above · 0.15 points above flats like it
Leases signed here within a quarter of this size run about S$4,500 a month, the middle of 83 of them.
In outside the central region, leasehold flats with 70 to 79 years of lease left yield 3.35%, from 48 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 |
|---|---|---|---|---|
| Q3 2026 | 1100-1200 sqft | 3 | Non-landed Properties | S$4,850 |
| Q3 2026 | 1100-1200 sqft | 3 | Non-landed Properties | S$4,850 |
| Q3 2026 | 1400-1500 sqft | 4 | Non-landed Properties | S$4,799 |
| Q3 2026 | 1400-1500 sqft | 4 | Non-landed Properties | S$4,799 |
| Q3 2026 | 1100-1200 sqft | 3 | Non-landed Properties | S$4,700 |
| Q3 2026 | 1200-1300 sqft | 3 | Non-landed Properties | S$4,600 |
| Q3 2026 | 1200-1300 sqft | 3 | Non-landed Properties | S$4,600 |
| Q3 2026 | 1200-1300 sqft | 3 | Non-landed Properties | S$4,510 |
median of 83 URA rental contracts at East Meadows within a quarter of 113 sqm, since 2025Q4.
Buying or selling at S$1,542,297?
Buying: Stamp duty on S$1,542,297 · Cash and CPF needed on S$1,542,297 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,542,297.
Each opens with this figure filled in; change anything there.
Primary schools near 34 Tanah Merah Kechil Road
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. Anthony's Canossian Primary School (girls) · 681 m · no 2025 Phase 2C ballot
- Bedok Green Primary School · 865 m · no 2025 Phase 2C ballot
1 to 2 km
- Temasek Primary School · 1,147 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,157 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,358 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 1,369 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Changkat Primary School · 1,446 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | East Meadows · 01-05 · Condominium · 70 years left | 1,356 sqft | S$1,750,000 | S$1,290 psf |
| Sept 2026 | East Meadows · 01-05 · Condominium · 70 years left | 1,195 sqft | S$1,515,000 | S$1,268 psf |
| Sept 2026 | East Meadows · 11-15 · Condominium · 70 years left | 1,356 sqft | S$1,650,000 | S$1,217 psf |
| Jul 2026 | East Meadows · 06-10 · Condominium · 71 years left | 1,195 sqft | S$1,500,000 | S$1,255 psf |
| Jul 2026 | East Meadows · 01-05 · Condominium · 71 years left | 1,195 sqft | S$1,430,000 | S$1,197 psf |
| Jul 2026 | East Meadows · 01-05 · Condominium · 71 years left excluded: outlier | 1,249 sqft | S$1,400,000 | S$1,121 psf |
| Jun 2026 | East Meadows · 06-10 · Condominium · 71 years left | 1,195 sqft | S$1,605,000 | S$1,343 psf |
| May 2026 | East Meadows · 06-10 · Condominium · 71 years left | 1,195 sqft | S$1,540,000 | S$1,289 psf |
| Apr 2026 | East Meadows · 01-05 · Condominium · 71 years left | 1,464 sqft | S$2,050,000 | S$1,400 psf |
| Apr 2026 | East Meadows · 01-05 · Condominium · 71 years left excluded: outlier | 1,249 sqft | S$1,422,000 | S$1,139 psf |
| Apr 2026 | East Meadows · 06-10 · Condominium · 71 years left | 1,238 sqft | S$1,660,000 | S$1,341 psf |
| Mar 2026 | East Meadows · 01-05 · Condominium · 71 years left excluded: outlier | 1,195 sqft | S$1,440,000 | S$1,205 psf |
| Feb 2026 | East Meadows · 01-05 · Condominium · 71 years left | 1,356 sqft | S$1,760,000 | S$1,298 psf |
| Jan 2026 | East Meadows · 01-05 · Condominium · 71 years left | 947 sqft | S$1,128,000 | S$1,191 psf |
| Jan 2026 | East Meadows · 01-05 · Condominium · 71 years left excluded: outlier | 1,195 sqft | S$1,430,000 | S$1,197 psf |
| Nov 2025 | East Meadows · 06-10 · Condominium · 71 years left | 1,216 sqft | S$1,638,000 | S$1,347 psf |
| Oct 2025 | East Meadows · 11-15 · Condominium · 71 years left excluded: outlier | 1,195 sqft | S$1,460,000 | S$1,222 psf |
| Aug 2025 | East Meadows · 01-05 · Condominium · 71 years left excluded: outlier | 1,292 sqft | S$1,530,000 | S$1,185 psf |
| Jul 2025 | East Meadows · 01-05 · Condominium · 72 years left | 1,238 sqft | S$1,675,000 | S$1,353 psf |
| Jul 2025 | East Meadows · 11-15 · Condominium · 72 years left | 1,238 sqft | S$1,600,000 | S$1,293 psf |
| Jun 2025 | East Meadows · 06-10 · Condominium · 72 years left | 1,216 sqft | S$1,600,000 | S$1,315 psf |
| May 2025 | East Meadows · 06-10 · Condominium · 72 years left | 1,216 sqft | S$1,540,000 | S$1,266 psf |
| Apr 2025 | East Meadows · 11-15 · Condominium · 72 years left | 1,227 sqft | S$1,680,000 | S$1,369 psf |
| Jan 2025 | East Meadows · 11-15 · Condominium · 72 years left | 1,195 sqft | S$1,520,000 | S$1,272 psf |
| Dec 2024 | East Meadows · 11-15 · Condominium · 72 years left | 1,227 sqft | S$1,590,000 | S$1,296 psf |
| Nov 2024 | East Meadows · 11-15 · Condominium · 72 years left | 1,378 sqft | S$1,780,000 | S$1,292 psf |
| Oct 2024 | East Meadows · 06-10 · Condominium · 72 years left | 1,216 sqft | S$1,600,000 | S$1,315 psf |
| Sept 2024 | East Meadows · 06-10 · Condominium · 72 years left | 1,356 sqft | S$1,695,000 | S$1,250 psf |
| Aug 2024 | East Meadows · 06-10 · Condominium · 72 years left | 1,216 sqft | S$1,550,000 | S$1,274 psf |
| Jul 2024 | East Meadows · 01-05 · Condominium · 73 years left | 1,216 sqft | S$1,575,000 | S$1,295 psf |
| Jun 2024 | East Meadows · 11-15 · Condominium · 73 years left | 1,216 sqft | S$1,542,500 | S$1,268 psf |
| Jun 2024 | East Meadows · 11-15 · Condominium · 73 years left | 1,238 sqft | S$1,578,888 | S$1,276 psf |
| May 2024 | East Meadows · 11-15 · Condominium · 73 years left | 1,356 sqft | S$1,680,000 | S$1,239 psf |
| Apr 2024 | East Meadows · 11-15 · Condominium · 73 years left | 1,238 sqft | S$1,510,000 | S$1,220 psf |
| Mar 2024 | East Meadows · 01-05 · Condominium · 73 years left | 1,216 sqft | S$1,570,000 | S$1,291 psf |
| Mar 2024 | East Meadows · 11-15 · Condominium · 73 years left | 1,216 sqft | S$1,495,000 | S$1,229 psf |
| Jan 2024 | East Meadows · 01-05 · Condominium · 73 years left excluded: outlier | 1,216 sqft | S$1,300,000 | S$1,069 psf |
| Dec 2023 | East Meadows · 06-10 · Condominium · 73 years left | 1,356 sqft | S$1,580,000 | S$1,165 psf |
| Oct 2023 | East Meadows · 06-10 · Condominium · 73 years left | 1,356 sqft | S$1,650,000 | S$1,217 psf |
| Aug 2023 | East Meadows · 06-10 · Condominium · 73 years left | 1,227 sqft | S$1,500,000 | S$1,222 psf |
| Jul 2023 | East Meadows · 06-10 · Condominium · 74 years left | 1,195 sqft | S$1,450,000 | S$1,214 psf |
| May 2023 | East Meadows · 01-05 · Condominium · 74 years left | 1,356 sqft | S$1,620,000 | S$1,194 psf |
| May 2023 | East Meadows · 06-10 · Condominium · 74 years left | 1,238 sqft | S$1,450,000 | S$1,171 psf |
| May 2023 | East Meadows · 06-10 · Condominium · 74 years left | 1,216 sqft | S$1,490,000 | S$1,225 psf |
| Apr 2023 | East Meadows · 01-05 · Condominium · 74 years left | 1,292 sqft | S$1,450,000 | S$1,123 psf |
| Apr 2023 | East Meadows · 01-05 · Condominium · 74 years left | 1,356 sqft | S$1,650,000 | S$1,217 psf |
| Mar 2023 | East Meadows · 01-05 · Condominium · 74 years left | 1,356 sqft | S$1,570,000 | S$1,158 psf |
| Feb 2023 | East Meadows · 06-10 · Condominium · 74 years left | 1,195 sqft | S$1,250,000 | S$1,046 psf |
| Feb 2023 | East Meadows · 01-05 · Condominium · 74 years left | 1,335 sqft | S$1,450,000 | S$1,086 psf |
| Jan 2023 | East Meadows · 11-15 · Condominium · 74 years left | 1,216 sqft | S$1,406,888 | S$1,157 psf |
| Dec 2022 | East Meadows · 01-05 · Condominium · 74 years left | 1,238 sqft | S$1,450,000 | S$1,171 psf |
| Nov 2022 | East Meadows · 11-15 · Condominium · 74 years left | 1,195 sqft | S$1,400,000 | S$1,172 psf |
| Nov 2022 | East Meadows · 01-05 · Condominium · 74 years left | 1,195 sqft | S$1,280,000 | S$1,071 psf |
| Aug 2022 | East Meadows · 06-10 · Condominium · 74 years left | 861 sqft | S$965,000 | S$1,121 psf |
| Jul 2022 | East Meadows · 01-05 · Condominium · 75 years left | 1,238 sqft | S$1,425,000 | S$1,151 psf |
| Jul 2022 | East Meadows · 06-10 · Condominium · 75 years left | 1,496 sqft | S$1,650,000 | S$1,103 psf |
| Jun 2022 | East Meadows · 01-05 · Condominium · 75 years left | 1,281 sqft | S$1,380,000 | S$1,077 psf |
| Jun 2022 | East Meadows · 01-05 · Condominium · 75 years left | 1,195 sqft | S$1,250,000 | S$1,046 psf |
| Jun 2022 | East Meadows · 11-15 · Condominium · 75 years left | 1,356 sqft | S$1,518,000 | S$1,119 psf |
| May 2022 | East Meadows · 01-05 · Condominium · 75 years left | 1,249 sqft | S$1,320,000 | S$1,057 psf |
| May 2022 | East Meadows · 06-10 · Condominium · 75 years left | 861 sqft | S$950,000 | S$1,103 psf |
| May 2022 | East Meadows · 01-05 · Condominium · 75 years left | 1,216 sqft | S$1,230,000 | S$1,011 psf |
| Apr 2022 | East Meadows · 01-05 · Condominium · 75 years left | 1,292 sqft | S$1,353,000 | S$1,047 psf |
| Apr 2022 | East Meadows · 11-15 · Condominium · 75 years left | 1,356 sqft | S$1,540,000 | S$1,135 psf |
| Apr 2022 | East Meadows · 11-15 · Condominium · 75 years left | 1,356 sqft | S$1,470,000 | S$1,084 psf |
| Mar 2022 | East Meadows · 06-10 · Condominium · 75 years left | 1,195 sqft | S$1,300,000 | S$1,088 psf |
| Mar 2022 | East Meadows · 01-05 · Condominium · 75 years left | 1,249 sqft | S$1,320,000 | S$1,057 psf |
| Mar 2022 | East Meadows · 01-05 · Condominium · 75 years left | 1,249 sqft | S$1,250,000 | S$1,001 psf |
| Mar 2022 | East Meadows · 06-10 · Condominium · 75 years left | 1,195 sqft | S$1,210,000 | S$1,013 psf |
| Feb 2022 | East Meadows · 01-05 · Condominium · 75 years left | 1,195 sqft | S$1,190,000 | S$996 psf |
| Feb 2022 | East Meadows · 11-15 · Condominium · 75 years left | 1,238 sqft | S$1,305,000 | S$1,054 psf |
| Jan 2022 | East Meadows · 01-05 · Condominium · 75 years left | 1,216 sqft | S$1,160,000 | S$954 psf |
| Jan 2022 | East Meadows · 06-10 · Condominium · 75 years left | 1,216 sqft | S$1,220,000 | S$1,003 psf |
| Dec 2021 | East Meadows · 01-05 · Condominium · 75 years left | 1,216 sqft | S$1,208,888 | S$994 psf |
| Dec 2021 | East Meadows · 06-10 · Condominium · 75 years left | 1,227 sqft | S$1,270,000 | S$1,035 psf |
| Nov 2021 | East Meadows · 01-05 · Condominium · 75 years left | 1,206 sqft | S$1,170,000 | S$971 psf |
| Nov 2021 | East Meadows · 11-15 · Condominium · 75 years left | 1,206 sqft | S$1,240,000 | S$1,029 psf |
| Nov 2021 | East Meadows · 01-05 · Condominium · 75 years left | 1,195 sqft | S$1,150,000 | S$963 psf |
| Oct 2021 | East Meadows · 11-15 · Condominium · 75 years left | 1,195 sqft | S$1,250,000 | S$1,046 psf |
| Oct 2021 | East Meadows · 01-05 · Condominium · 75 years left | 1,206 sqft | S$1,210,000 | S$1,004 psf |
See more
Showing 80 of 81.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,850 | S$4.22 psf |
| Q3 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,850 | S$4.22 psf |
| Q3 2026 | East Meadows · 1400-1500 sqft · 4 bed · Non-landed Properties | S$4,799 | S$3.31 psf |
| Q3 2026 | East Meadows · 1400-1500 sqft · 4 bed · Non-landed Properties | S$4,799 | S$3.31 psf |
| Q3 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,700 | S$4.09 psf |
| Q3 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.68 psf |
| Q3 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.68 psf |
| Q3 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,510 | S$3.61 psf |
| Q3 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q3 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q3 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q3 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q3 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,450 | S$3.56 psf |
| Q3 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,450 | S$3.56 psf |
| Q3 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.83 psf |
| Q3 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.83 psf |
| Q3 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.52 psf |
| Q3 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.65 psf |
| Q3 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,150 | S$3.32 psf |
| Q3 2026 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.47 psf |
| Q3 2026 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.47 psf |
| Q3 2026 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.47 psf |
| Q3 2026 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.47 psf |
| Q2 2026 | East Meadows · 1300-1400 sqft · 3 bed · Non-landed Properties | S$5,000 | S$3.70 psf |
| Q2 2026 | East Meadows · 1400-1500 sqft · 4 bed · Non-landed Properties | S$4,999 | S$3.45 psf |
| Q2 2026 | East Meadows · 1400-1500 sqft · 4 bed · Non-landed Properties | S$4,999 | S$3.45 psf |
| Q2 2026 | East Meadows · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,800 | S$3.56 psf |
| Q2 2026 | East Meadows · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,700 | S$3.48 psf |
| Q2 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,700 | S$3.76 psf |
| Q2 2026 | East Meadows · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,700 | S$3.48 psf |
| Q2 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,600 | S$4.00 psf |
| Q2 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,600 | S$4.00 psf |
| Q2 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,550 | S$3.96 psf |
| Q2 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.91 psf |
| Q2 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.91 psf |
| Q2 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q2 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.91 psf |
| Q2 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q2 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.91 psf |
| Q2 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.52 psf |
| Q2 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.83 psf |
| Q2 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.83 psf |
| Q2 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.52 psf |
| Q2 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.83 psf |
| Q2 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.44 psf |
| Q2 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.44 psf |
| Q2 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.36 psf |
| Q2 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,000 | S$3.20 psf |
| Q2 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,000 | S$3.20 psf |
| Q1 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$5,100 | S$4.08 psf |
| Q1 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,600 | S$4.00 psf |
| Q1 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.68 psf |
| Q1 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.68 psf |
| Q1 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.68 psf |
| Q1 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.68 psf |
| Q1 2026 | East Meadows · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.41 psf |
| Q1 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,550 | S$3.64 psf |
| Q1 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.91 psf |
| Q1 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.91 psf |
| Q1 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.91 psf |
| Q1 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.91 psf |
| Q1 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q1 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,450 | S$3.87 psf |
| Q1 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.83 psf |
| Q1 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.83 psf |
| Q1 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.83 psf |
| Q1 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.74 psf |
| Q1 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.74 psf |
| Q1 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,150 | S$3.61 psf |
| Q1 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,150 | S$3.61 psf |
| Q1 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,100 | S$3.28 psf |
| Q1 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,100 | S$3.28 psf |
| Q1 2026 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,050 | S$3.52 psf |
| Q1 2026 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,000 | S$3.20 psf |
| Q1 2026 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.47 psf |
| Q1 2026 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$3,600 | S$4.24 psf |
| Q1 2026 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$3,600 | S$4.24 psf |
| Q4 2025 | East Meadows · 1300-1400 sqft · 3 bed · Non-landed Properties | S$5,100 | S$3.78 psf |
| Q4 2025 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,800 | S$4.17 psf |
| Q4 2025 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,800 | S$4.17 psf |
| Q4 2025 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,700 | S$4.09 psf |
| Q4 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,700 | S$3.76 psf |
| Q4 2025 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,700 | S$4.09 psf |
| Q4 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,700 | S$3.76 psf |
| Q4 2025 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,600 | S$4.00 psf |
| Q4 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.52 psf |
| Q4 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.52 psf |
| Q4 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.44 psf |
| Q4 2025 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.74 psf |
| Q4 2025 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.74 psf |
| Q4 2025 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.47 psf |
| Q3 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$5,000 | S$4.00 psf |
| Q3 2025 | East Meadows · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,800 | S$3.56 psf |
| Q3 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,700 | S$3.76 psf |
| Q3 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,700 | S$3.76 psf |
| Q3 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.68 psf |
| Q3 2025 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,600 | S$4.00 psf |
| Q3 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.68 psf |
| Q3 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.68 psf |
| Q3 2025 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,600 | S$4.00 psf |
| Q3 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.68 psf |
| Q3 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,560 | S$3.65 psf |
| Q3 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q3 2025 | East Meadows · 900-1000 sqft · 2 bed · Non-landed Properties | S$4,000 | S$4.21 psf |
| Q3 2025 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$4,000 | S$4.71 psf |
| Q3 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,000 | S$3.20 psf |
| Q3 2025 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$4,000 | S$4.71 psf |
| Q3 2025 | East Meadows · 900-1000 sqft · 2 bed · Non-landed Properties | S$4,000 | S$4.21 psf |
| Q3 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,000 | S$3.20 psf |
| Q3 2025 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$3,700 | S$4.35 psf |
| Q3 2025 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$3,700 | S$4.35 psf |
| Q3 2025 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$3,700 | S$4.35 psf |
| Q3 2025 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,500 | S$3.04 psf |
| Q3 2025 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$3,250 | S$3.82 psf |
| Q2 2025 | East Meadows · 1400-1500 sqft · 4 bed · Non-landed Properties | S$6,300 | S$4.34 psf |
| Q2 2025 | East Meadows · 1300-1400 sqft · 3 bed · Non-landed Properties | S$5,000 | S$3.70 psf |
| Q2 2025 | East Meadows · 1300-1400 sqft · 3 bed · Non-landed Properties | S$5,000 | S$3.70 psf |
| Q2 2025 | East Meadows · 1300-1400 sqft · 3 bed · Non-landed Properties | S$5,000 | S$3.70 psf |
| Q2 2025 | East Meadows · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,800 | S$3.56 psf |
| Q2 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,750 | S$3.80 psf |
| Q2 2025 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,550 | S$3.96 psf |
| Q2 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q2 2025 | East Meadows · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.33 psf |
| Q2 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q2 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q2 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.52 psf |
| Q2 2025 | East Meadows · 900-1000 sqft · 2 bed · Non-landed Properties | S$4,200 | S$4.42 psf |
| Q2 2025 | East Meadows · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.00 psf |
| Q1 2025 | East Meadows · 1300-1400 sqft · 3 bed · Non-landed Properties | S$5,200 | S$3.85 psf |
| Q1 2025 | East Meadows · 1300-1400 sqft · 3 bed · Non-landed Properties | S$5,200 | S$3.85 psf |
| Q1 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,900 | S$3.92 psf |
| Q1 2025 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,800 | S$4.17 psf |
| Q1 2025 | East Meadows · 1400-1500 sqft · 4 bed · Non-landed Properties | S$4,700 | S$3.24 psf |
| Q1 2025 | East Meadows · 1400-1500 sqft · 4 bed · Non-landed Properties | S$4,700 | S$3.24 psf |
| Q1 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q1 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q1 2025 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.91 psf |
| Q1 2025 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.91 psf |
| Q1 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.52 psf |
| Q1 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.52 psf |
| Q1 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.52 psf |
| Q1 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,350 | S$3.48 psf |
| Q1 2025 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.44 psf |
| Q1 2025 | East Meadows · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,300 | S$2.97 psf |
| Q1 2025 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,900 | S$3.39 psf |
| Q1 2025 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,700 | S$3.22 psf |
| Q4 2024 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$5,300 | S$4.24 psf |
| Q4 2024 | East Meadows · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,700 | S$3.48 psf |
| Q4 2024 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.68 psf |
| Q4 2024 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q4 2024 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.91 psf |
| Q4 2024 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q4 2024 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.91 psf |
| Q4 2024 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.91 psf |
| Q4 2024 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.91 psf |
| Q4 2024 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q4 2024 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.44 psf |
| Q4 2024 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.44 psf |
| Q4 2024 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.44 psf |
| Q4 2024 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,250 | S$3.40 psf |
| Q4 2024 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.65 psf |
| Q4 2024 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.65 psf |
| Q4 2024 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,150 | S$3.61 psf |
| Q4 2024 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,150 | S$3.61 psf |
| Q4 2024 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,100 | S$3.57 psf |
| Q4 2024 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.47 psf |
| Q4 2024 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,800 | S$3.30 psf |
| Q4 2024 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,800 | S$3.30 psf |
| Q4 2024 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$3,650 | S$4.29 psf |
| Q4 2024 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$3,400 | S$4.00 psf |
| Q4 2024 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$3,100 | S$3.65 psf |
| Q4 2024 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$3,100 | S$3.65 psf |
| Q3 2024 | East Meadows · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,900 | S$3.63 psf |
| Q3 2024 | East Meadows · 1400-1500 sqft · 4 bed · Non-landed Properties | S$4,700 | S$3.24 psf |
| Q3 2024 | East Meadows · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,650 | S$3.44 psf |
| Q3 2024 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,600 | S$4.00 psf |
| Q3 2024 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.91 psf |
| Q3 2024 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q3 2024 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q3 2024 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q3 2024 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q3 2024 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.52 psf |
| Q3 2024 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,350 | S$3.48 psf |
| Q3 2024 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,250 | S$3.40 psf |
| Q3 2024 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.36 psf |
| Q3 2024 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.65 psf |
| Q3 2024 | East Meadows · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.36 psf |
| Q3 2024 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.65 psf |
| Q3 2024 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,100 | S$3.57 psf |
| Q3 2024 | East Meadows · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,900 | S$3.39 psf |
| Q3 2024 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$3,700 | S$4.35 psf |
| Q3 2024 | East Meadows · 800-900 sqft · 2 bed · Non-landed Properties | S$3,250 | S$3.82 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 70 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 | 65 years | S$1,507,897 | S$1,664,840 | S$1,834,587 | S$1,886,317 |
| 10 years | 60 years | S$1,442,610 | S$1,758,533 | S$2,135,414 | S$2,257,539 |
| 20 years | 50 years | S$1,270,929 | S$1,888,533 | S$2,784,761 | S$3,112,389 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.