homequant
apartment · 466488

East Coast Residences

Project page · Freehold

Indicative value range
S$1,811,521 – S$1,858,160
Indicative mid S$1,850,871 · S$1,849 psf

Based on 6 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

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Oct 2025East Coast Residences01-05936 sqftS$1,650,000S$1,762 psf×1.021S$1,798 psf
Jul 2025East Coast Residences01-051,001 sqftS$1,790,000S$1,788 psf×1.031S$1,843 psf
Feb 2025East Coast Residences01-051,023 sqftS$1,860,000S$1,819 psf×1.050S$1,911 psf
Nov 2024East Coast Residences01-051,023 sqftS$1,800,000S$1,760 psf×1.054S$1,855 psf
Nov 2024East Coast Residences01-051,055 sqftS$1,800,000S$1,706 psf×1.054S$1,798 psf
Nov 2024East Coast Residences01-051,023 sqftS$1,802,000S$1,762 psf×1.054S$1,857 psf

How accurate is this estimate for East Coast Residences?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.82% gross yield

S$52,200 of rent a year against the estimate above · 0.18 points below flats like it

Leases signed here within a quarter of this size run about S$4,350 a month, the middle of 6 of them.

In outside the central region, freehold flats yield 3.00%, from 614 projects. Too few share this home's remaining lease to measure that separately.

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

SignedSizeBedsTypeRent a month
Q3 20261000-1100 sqft3Non-landed PropertiesS$4,400
Q3 20261000-1100 sqft3Non-landed PropertiesS$4,400
Q3 2026800-900 sqft2Non-landed PropertiesS$3,800
Q3 2026800-900 sqft2Non-landed PropertiesS$3,800
Q3 2026500-600 sqft1Non-landed PropertiesS$3,000
Q2 20261300-1400 sqft3Non-landed PropertiesS$5,500
Q2 20261400-1500 sqft3Non-landed PropertiesS$4,800
Q2 2026500-600 sqft1Non-landed PropertiesS$2,600

median of 6 URA rental contracts at East Coast Residences within a quarter of 93 sqm, since 2025Q4.

Buying or selling at S$1,850,871?

Buying: Stamp duty on S$1,850,871 · Cash and CPF needed on S$1,850,871 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,850,871.

Each opens with this figure filled in; change anything there.

Primary schools near 412 Upper East Coast 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2025
East Coast Residences · 01-05 · Apartment
936 sqftS$1,650,000S$1,762 psf
Jul 2025
East Coast Residences · 01-05 · Apartment
1,001 sqftS$1,790,000S$1,788 psf
Jul 2025
East Coast Residences · 01-05 · Apartment
1,453 sqftS$2,200,000S$1,514 psf
Feb 2025
East Coast Residences · 01-05 · Apartment
517 sqftS$950,000S$1,839 psf
Feb 2025
East Coast Residences · 01-05 · Apartment
1,023 sqftS$1,860,000S$1,819 psf
Nov 2024
East Coast Residences · 01-05 · Apartment
1,055 sqftS$1,800,000S$1,706 psf
Nov 2024
East Coast Residences · 01-05 · Apartment
1,023 sqftS$1,802,000S$1,762 psf
Nov 2024
East Coast Residences · 01-05 · Apartment
1,023 sqftS$1,800,000S$1,760 psf
Jun 2024
East Coast Residences · 01-05 · Apartment
872 sqftS$1,400,000S$1,606 psf
Sept 2023
East Coast Residences · 01-05 · Apartment
1,561 sqftS$1,950,000S$1,249 psf
Mar 2023
East Coast Residences · 01-05 · Apartment
1,001 sqftS$1,650,000S$1,648 psf
Feb 2023
East Coast Residences · 01-05 · Apartment
1,324 sqftS$2,000,000S$1,511 psf
Sept 2022
East Coast Residences · 01-05 · Apartment
1,496 sqftS$1,920,000S$1,283 psf
Sept 2022
East Coast Residences · 01-05 · Apartment
893 sqftS$1,425,000S$1,595 psf
Jul 2022
East Coast Residences · 01-05 · Apartment
1,001 sqftS$1,390,000S$1,389 psf
Apr 2022
East Coast Residences · 01-05 · Apartment
872 sqftS$1,260,000S$1,445 psf
Apr 2022
East Coast Residences · 01-05 · Apartment
560 sqftS$880,000S$1,572 psf
Dec 2021
East Coast Residences · 01-05 · Apartment
517 sqftS$825,000S$1,597 psf
Nov 2021
East Coast Residences · 01-05 · Apartment
1,453 sqftS$1,720,000S$1,184 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.