homequant
apartment · 487049

East Village

Project page · Freehold

Indicative value range
S$1,177,282 – S$1,222,740
Indicative mid S$1,184,896 · S$1,141 psf

Based on 3 sales in this project, last 12 months. Search widened 1 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
Aug 2026East Village01-051,195 sqftS$1,450,000S$1,214 psf×1.000S$1,214 psf
Apr 2026East Village01-051,270 sqftS$1,448,888S$1,141 psf×1.000S$1,141 psf
Dec 2025East Village01-051,206 sqftS$1,330,000S$1,103 psf×1.021S$1,126 psf

How accurate is this estimate for East Village?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in East Village since.

Median error
106.2%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 4 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.

3.75% gross yield

S$44,400 of rent a year against the estimate above · 0.75 points above flats like it

Leases signed here within a quarter of this size run about S$3,700 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 20261600-1700 sqft3Non-landed PropertiesS$4,350
Q3 20261600-1700 sqft3Non-landed PropertiesS$4,350
Q3 2026700-800 sqft2Non-landed PropertiesS$3,100
Q3 2026700-800 sqft2Non-landed PropertiesS$3,100
Q3 2026500-600 sqft1Non-landed PropertiesS$2,650
Q3 2026500-600 sqft1Non-landed PropertiesS$2,600
Q3 2026400-500 sqft1Non-landed PropertiesS$2,600
Q3 2026500-600 sqft1Non-landed PropertiesS$2,600

median of 6 URA rental contracts at East Village within a quarter of 96.5 sqm, since 2025Q4.

Buying or selling at S$1,184,896?

Buying: Stamp duty on S$1,184,896 · Cash and CPF needed on S$1,184,896 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,184,896.

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

Primary schools near 432 Upper Changi 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
Aug 2026
East Village · 01-05 · Apartment
1,195 sqftS$1,450,000S$1,214 psf
Apr 2026
East Village · 01-05 · Apartment
1,270 sqftS$1,448,888S$1,141 psf
Feb 2026
East Village · 01-05 · Apartment
506 sqftS$709,000S$1,401 psf
Dec 2025
East Village · 01-05 · Apartment
1,206 sqftS$1,330,000S$1,103 psf
Sept 2025
East Village · 01-05 · Apartment
883 sqftS$1,060,000S$1,201 psf
Mar 2024
East Village · 01-05 · Apartment
1,195 sqftS$1,525,000S$1,276 psf
Jul 2023
East Village · 01-05 · Apartment
409 sqftS$758,000S$1,853 psf
Nov 2022
East Village · 01-05 · Apartment
1,668 sqftS$1,700,000S$1,019 psf
Sept 2022
East Village · 01-05 · Apartment
1,281 sqftS$1,380,000S$1,077 psf
Sept 2022
East Village · 01-05 · Apartment
1,195 sqftS$1,380,000S$1,155 psf
Aug 2022
East Village · 01-05 · Apartment
409 sqftS$642,000S$1,570 psf
May 2022
East Village · 01-05 · Apartment
624 sqftS$920,000S$1,474 psf
Apr 2022
East Village · 01-05 · Apartment
624 sqftS$900,000S$1,442 psf
Feb 2022
East Village · 01-05 · Apartment
1,206 sqftS$1,275,000S$1,058 psf
Dec 2021
East Village · 01-05 · Apartment
1,195 sqftS$1,340,000S$1,122 psf
Dec 2021
East Village · 01-05 · Apartment
624 sqftS$910,000S$1,458 psf
Nov 2021
East Village · 01-05 · Apartment
506 sqftS$680,000S$1,344 psf
Nov 2021
East Village · 01-05 · Apartment
624 sqftS$875,000S$1,402 psf
See more

Showing 18 of 20.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.