Eastern Grove
Project page · 999-year lease from 1878
Based on 19 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Valued at 2,604 sqft of land, typical for Eastern Grove. Houses differ widely in land and built-up area, so enter yours below for your own range.
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 | Landed, Tanah Merah Kechil Road South · 109 m | - | 2,781 sqft | S$7,000,000 | S$2,517 psf | ×1.000 | S$2,517 psf |
| Aug 2026 | Landed, Jalan Tanjong · 639 m | - | 2,807 sqft | S$6,850,000 | S$2,440 psf | ×1.000 | S$2,440 psf |
| Jul 2026 | Kew Grove · 704 m | - | 2,244 sqft | S$5,000,000 | S$2,228 psf | ×1.000 | S$2,228 psf |
| Jul 2026 | Landed, Jalan Haji Salam · 853 m | - | 2,328 sqft | S$5,380,000 | S$2,311 psf | ×1.000 | S$2,311 psf |
| Jun 2026 | Bedok Park · 457 m | - | 2,976 sqft | S$6,100,000 | S$2,050 psf | ×1.000 | S$2,050 psf |
| Jun 2026 | Richmond Ville · 567 m | - | 2,391 sqft | S$5,630,000 | S$2,355 psf | ×1.000 | S$2,355 psf |
| May 2026 | Eastern Grove | - | 2,367 sqft | S$4,900,000 | S$2,070 psf | ×1.000 | S$2,070 psf |
| May 2026 | Landed, Jalan Tanjong · 639 m | - | 2,812 sqft | S$4,850,000 | S$1,725 psf | ×1.000 | S$1,725 psf |
| Apr 2026 | Landed, Bedok Terrace · 949 m | - | 2,697 sqft | S$4,250,000 | S$1,576 psf | ×1.000 | S$1,576 psf |
| Apr 2026 | Landed, Jalan Tanjong · 639 m | - | 2,291 sqft | S$3,800,000 | S$1,659 psf | ×1.000 | S$1,659 psf |
| Jan 2026 | Landed, Jalan Tanjong · 639 m | - | 2,279 sqft | S$4,700,000 | S$2,063 psf | ×0.999 | S$2,060 psf |
| Dec 2025 | East Tudor · 784 m | - | 2,404 sqft | S$4,000,000 | S$1,664 psf | ×1.021 | S$1,699 psf |
| Nov 2025 | Landed, Jalan Kathi · 741 m | - | 2,838 sqft | S$4,500,000 | S$1,585 psf | ×1.021 | S$1,618 psf |
| Oct 2025 | Landed, Jalan Kathi · 741 m | - | 2,815 sqft | S$4,750,000 | S$1,688 psf | ×1.021 | S$1,722 psf |
| Oct 2025 | Landed, Riviera Drive · 885 m | - | 2,361 sqft | S$4,900,000 | S$2,076 psf | ×1.021 | S$2,119 psf |
| Aug 2025 | Landed, Jalan Haji Salam · 853 m | - | 2,612 sqft | S$5,380,000 | S$2,059 psf | ×1.031 | S$2,123 psf |
| Jul 2025 | Peakview Estate · 979 m | - | 2,444 sqft | S$3,400,000 | S$1,391 psf | ×1.031 | S$1,434 psf |
| Jun 2025 | Richmond Ville · 567 m | - | 2,231 sqft | S$4,780,000 | S$2,142 psf | ×1.039 | S$2,226 psf |
| Dec 2024 | Eastern Grove | - | 2,604 sqft | S$4,730,000 | S$1,817 psf | ×1.054 | S$1,914 psf |
How accurate is this estimate for Eastern Grove?
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 house earns against what it costs, set beside what homes like it earn.
1.61% gross yield
S$86,400 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$7,200 a month, the middle of 1 of them.
In outside the central region, freehold houses yield 1.79%, from 668 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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q1 2026 | 2500-3000 sqft | — | Terrace House | S$7,200 |
| Q1 2026 | 2000-2500 sqft | — | Terrace House | S$5,300 |
| Q4 2024 | 2500-3000 sqft | — | Terrace House | S$6,700 |
| Q3 2024 | 3000-3500 sqft | — | Terrace House | S$5,500 |
median of 1 URA rental contracts at Eastern Grove within a quarter of 241.9 sqm, since 2025Q4.
Buying or selling at S$5,364,544?
Buying: Stamp duty on S$5,364,544 · Cash and CPF needed on S$5,364,544 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$5,364,544.
Each opens with this figure filled in; change anything there.
Primary schools near 13a Jalan Limau Kasturi
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
- Temasek Primary School · 657 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bedok Green Primary School · 798 m · no 2025 Phase 2C ballot
1 to 2 km
- St. Anthony's Canossian Primary School (girls) · 1,172 m · no 2025 Phase 2C ballot
- Red Swastika School · 1,501 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 1,552 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Yu Neng Primary School · 1,695 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,830 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Eastern Grove · Terrace | 2,367 sqft | S$4,900,000 | S$2,070 psf |
| Dec 2024 | Eastern Grove · Terrace | 2,604 sqft | S$4,730,000 | S$1,817 psf |
| May 2022 | Eastern Grove · Terrace | 2,604 sqft | S$3,680,000 | S$1,413 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q1 2026 | Eastern Grove · 2500-3000 sqft · Terrace House | S$7,200 | S$2.62 psf |
| Q1 2026 | Eastern Grove · 2000-2500 sqft · Terrace House | S$5,300 | S$2.36 psf |
| Q4 2024 | Eastern Grove · 2500-3000 sqft · Terrace House | S$6,700 | S$2.44 psf |
| Q3 2024 | Eastern Grove · 3000-3500 sqft · Terrace House | S$5,500 | S$1.69 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.