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apartment · 486442

Eastwood Centre

Project page · 99-year lease from 1995

Indicative value range
S$1,577,923 – S$1,629,749
Indicative mid S$1,590,286 · S$1,136 psf

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.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Dec 2025Eastwood Centre01-051,001 sqftS$1,208,000S$1,207 psf×1.021S$1,232 psf
Oct 2025Eastwood Centre01-051,399 sqftS$1,550,000S$1,108 psf×1.021S$1,131 psf
Feb 2025Eastwood Centre01-051,507 sqftS$1,638,888S$1,088 psf×1.050S$1,142 psf
Nov 2024Eastwood Centre01-051,507 sqftS$1,600,000S$1,062 psf×1.054S$1,119 psf

How accurate is this estimate for Eastwood Centre?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Eastwood Centre since.

Median error
9.9%

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.

4.01% gross yield

S$63,808 of rent a year against the estimate above · 0.46 points above flats like it

No lease here was signed at this size, so the rent comes from what the 6 leases at this project fetch per square foot, which is about S$5,317 a month at this size.

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

SignedSizeBedsTypeRent a month
Q3 20261000-1100 sqft2Non-landed PropertiesS$4,200
Q3 2026900-1000 sqft2Non-landed PropertiesS$3,600
Q2 20261000-1100 sqft2Non-landed PropertiesS$3,400
Q1 20261000-1100 sqft2Non-landed PropertiesS$4,500
Q4 20251000-1100 sqft2Non-landed PropertiesS$4,000
Q4 20251000-1100 sqft2Non-landed PropertiesS$3,500
Q4 20241000-1100 sqft2Non-landed PropertiesS$4,200
Q4 20241300-1400 sqft2Non-landed PropertiesS$3,980

6 URA rental contracts at Eastwood Centre since 2025Q4, a median of S$3.80 psf a month on 130 sqm.

Buying or selling at S$1,590,286?

Buying: Stamp duty on S$1,590,286 · Cash and CPF needed on S$1,590,286 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,590,286.

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

Primary schools near 20 Eastwood 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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
May 2026
Eastwood Centre · 01-05 · Apartment · 68 years left
926 sqftS$1,000,000S$1,080 psf
Dec 2025
Eastwood Centre · 01-05 · Apartment · 68 years left
1,001 sqftS$1,208,000S$1,207 psf
Oct 2025
Eastwood Centre · 01-05 · Apartment · 68 years left
1,399 sqftS$1,550,000S$1,108 psf
Apr 2025
Eastwood Centre · 01-05 · Apartment · 69 years left
2,928 sqftS$2,750,000S$939 psf
Feb 2025
Eastwood Centre · 01-05 · Apartment · 69 years left
1,507 sqftS$1,638,888S$1,088 psf
Nov 2024
Eastwood Centre · 01-05 · Apartment · 69 years left
1,507 sqftS$1,600,000S$1,062 psf
Aug 2024
Eastwood Centre · 01-05 · Apartment · 69 years left
1,001 sqftS$1,180,000S$1,179 psf
Jan 2024
Eastwood Centre · 01-05 · Apartment · 70 years left
1,335 sqftS$1,250,000S$937 psf
Oct 2023
Eastwood Centre · 01-05 · Apartment · 70 years left
1,604 sqftS$1,400,000S$873 psf
Jun 2023
Eastwood Centre · 01-05 · Apartment · 71 years left
3,197 sqftS$2,710,000S$848 psf
Nov 2022
Eastwood Centre · 01-05 · Apartment · 71 years left
1,335 sqftS$1,250,000S$937 psf
Oct 2022
Eastwood Centre · 01-05 · Apartment · 71 years left
1,012 sqftS$1,070,000S$1,058 psf
Jul 2022
Eastwood Centre · 01-05 · Apartment · 72 years left
1,399 sqftS$1,260,000S$900 psf
Jul 2022
Eastwood Centre · 01-05 · Apartment · 72 years left
1,367 sqftS$1,210,000S$885 psf
Feb 2022
Eastwood Centre · 01-05 · Apartment · 72 years left
1,399 sqftS$1,300,000S$929 psf

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.58% a yearmeasured
5 years62 yearsS$1,521,433S$1,679,785S$1,851,056S$1,903,251
10 years57 yearsS$1,433,687S$1,747,657S$2,122,208S$2,243,576
20 years47 yearsS$1,273,493S$1,892,344S$2,790,380S$3,118,670

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.