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District 15 · Singapore

East Bay Gardens

Private residential development on Lorong G Telok Kurau.

Property
Apartment

Property Upside score

Eight dimensions of the evidence for this property.

Insufficient evidenceOverall score not yet available
Property research scores across eight dimensionsEach axis runs from zero at the centre to 100 at the outside. Missing evidence is not zero and is not joined across the chart. All scores and evidence appear in the category list. Value: 17 out of 100Connectivity: 100 out of 100Tenure resilience: 69 out of 100 Value17Resaledemand—Rentalappeal—Connectivity100Everydayliving—Tenureresilience69URA growthcatalysts—En blocpotential—

50% evidence coverage · 3 of 8 applicable dimensions scored

The outer ring is 100. Gaps mean a dimension is unscored.

Strongest supported dimension: Connectivity (100). Lowest supported dimension: Value (17).

Value20% weight17/100

Latest recorded sale reference: S$1,530,000 against a S$1,350,000 comparable central price. Historical evidence, not a valuation or forecast.

How it is assessed. 50 + 250 × (comparable central price − assessed price) / comparable central price, bounded 0–100. At least 5 compatible sales and a latest comparable within 12 months. Historical reference and private asking-price scenarios are labelled separately.

  • Comparable sales: 7 in the selected size/type cohort (2025-10) Source
  • Latest recorded sale reference: S$1,530,000 (2025-10) Source
  • Source checked: URA private residential transactions (2026-09-06) Source
Resale demand15% weight · Unscored—

Insufficient current, source-qualified evidence.

How it is assessed. 100 × months with resale activity / 12 completed calendar months, minimum 5 single-unit resales in the selected property segment and full source coverage. Monthly activity consistency is a proxy, not turnover or time-to-sell; no dwelling-count denominator is available.

Rental appeal10% weight · Unscored—

Insufficient current, source-qualified evidence.

How it is assessed. Requires current recorded rental contracts or published project rental medians. Reporting continuity is a proxy; unmatched rent and floor area never produce a yield.

Connectivity15% weight100/100

Kembangan MRT is approximately 337 m away in a straight line.

How it is assessed. Nearest operational MRT straight-line distance: 100 at ≤400 m, 80 at ≤800 m, 60 at ≤1,200 m, 40 at ≤2,000 m, 20 at ≤3,000 m. Beyond covered evidence is unscored; distances are not walking times.

  • Nearest sourced MRT: Kembangan MRT (2026-09-06) Source
Everyday living10% weight · Unscored—

Insufficient current, source-qualified evidence.

How it is assessed. Average proximity across schools, food/markets, parks and shopping: 100 at ≤500 m, 75 at ≤1,000 m, 50 at ≤2,000 m, 25 at ≤3,000 m. All four categories require sourced coverage; school proximity does not establish admission eligibility.

Tenure resilience15% weight69/100

Approximately 68.0 years remaining as of Sep 2026. Tenure longevity only; no financing or resale guarantee.

How it is assessed. Lease score = 100 × remaining years / 99, bounded 0–100; an explicitly recorded freehold title scores 100. Deduct elapsed time from recorded remaining lease, or use term and commencement year. Median across selected recent records; year-only starts are approximate.

  • Recorded tenure: 99 yrs lease commencing from 1995 (2025-10) Source
URA growth catalysts10% weight · Unscored—

No current, geographically matched growth announcement in the reviewed coverage.

How it is assessed. Highest matched catalyst score, without stacking overlapping announcements. Under-construction interchanges: 90 for a 2028 target, 85 for 2030, 80 for 2032; long-term district plans: 60 for Jurong Lake District, 55 for Greater Southern Waterfront. Subtract 10 beyond 500 m or 20 beyond 1 km. These are editorial proximity/stage points, not predicted returns. Reviewed catalogue covers selected announcements, not every Singapore plan. Reviews expire after 90 days; zoning alone earns no catalyst points.

  • Master Plan zoning at the mapped reference point: Residential; gross plot ratio 1.4. (2026-09-06) Source
  • Redevelopment evidence boundary: MP2025 zoning is indicative. A legal site boundary and existing gross floor area are required before calculating redevelopment headroom. Check subsequent amendments in URA SPACE. (2025-12-01) Source
En bloc potential5% weight · No reviewed activity · Unscored—

No reviewed collective-sale activity in this limited catalogue. This does not establish that no activity exists. Redevelopment feasibility is not established.

How it is assessed. Editorial activity rubric: interest 25, committee 40, consent 55, mandate 70, tender 80, negotiation 65; a failed, ended or withdrawn attempt within 3 years scores 20. Latest dated reviewed event supersedes earlier events; repeat attempts add no points. Active stages expire at the earlier of a stated deadline, 90 days after the event, or 90 days after review. Inactive scores also require review within 90 days. Sold projects and older or expired activity are unscored. Exact private residential project identity only. This is an activity indicator, not a probability of sale, valuation or investment return. Redevelopment feasibility is not established: strata ownership, lawful GFA, entitlement, consent, costs and commercial viability require separate verification.

  • Master Plan zoning at the mapped reference point: Residential; gross plot ratio 1.4. (2026-09-06) Source
  • Redevelopment evidence boundary: MP2025 zoning is indicative. A legal site boundary and existing gross floor area are required before calculating redevelopment headroom. Check subsequent amendments in URA SPACE. (2025-12-01) Source

Announcement sources last checked 7 Sep 2026, 02:00 SGT. Monitored sources and latest verified updates.

Know of a committee, consent exercise or tender update? Submit dated evidence as a factual correction. Submissions require review and do not automatically change the score.

An editorial research indicator, not a price forecast or government rating. Overall requires at least 70% of applicable weight, including value and resale evidence. Compare only within the same property class and coverage profile. As of 2026-09-07 · Method upside-1.1.

Compare propertyMy saved places
Start with the evidence.A comparison size is selected. Refine the area and price for the property you are considering.
Updates as you type. No submission needed.

Apartment · strata area · Resale · 1 unit per transaction · 99-year leasehold. All charts use this comparison segment; price per sq ft uses strata area.

Fair value & asking price

A 1,400 sq ft property in East Bay Gardens

Comparable sales
Comparable-sale benchmarkS$1,350,000

S$1,247,500 – S$1,377,500

Middle 50% of recorded prices
7 comparable sales over 5 years

Recent comparable sale is S$180,000 higher than the benchmark.

13.3%above the benchmark
Recent comparable saleS$1,530,000
Comparable medianS$1,350,000
S$0S$2,200,000
Below range Within range Above range

Recorded sale from 2025-10. Add an asking price above to compare a property you are considering. The amber band covers the middle 50% of similar-sized recorded prices. The benchmark is their median, not an adjusted or bank valuation.

Median price / sq ft
S$893
Comparable sales
7Past 5 years
Recorded PSF change
Limited historyNeeds five sales in each year
Recorded tenure
99-year leasehold

Comparable recorded prices over time

Individual recorded sales per sq ft of strata area for the selected size band · This property

2021-09–2025-10
7 individual recorded sales in the selected size band. Dots are actual prices, not a price trend or valuation. 7778839901,0961,203 2021-10: S$890 / sq ft · S$1,245,000 · 1,399 sq ft2021-11: S$893 / sq ft · S$1,250,000 · 1,399 sq ft2022-02: S$883 / sq ft · S$1,350,000 · 1,528 sq ft2022-06: S$916 / sq ft · S$1,400,000 · 1,528 sq ft2022-07: S$863 / sq ft · S$1,208,000 · 1,399 sq ft2024-05: S$968 / sq ft · S$1,355,000 · 1,399 sq ft2025-10: S$1,093 / sq ft · S$1,530,000 · 1,399 sq ft 2021-102025-10

Each dot is a completed sale. There are too few sales per period for a supported median trend, so no trend line or growth rate is inferred. View the recorded prices and sizes.

Price versus other developments

District 15 · 99-year leasehold

A price comparison needs at least two developments with five comparable sales each. There are not enough in this size band and period.

Local market context

Against other district 15 transactions

0 matching sales in other developments over 5 years. A price percentile needs five sales here and at least 20 elsewhere.

Price versus the local market

The distribution of district 15 recorded sale prices for similar-sized properties

0 matching market sales are available; at least 20 are needed for this distribution.

What traded in this development

Recorded strata areas in sales over the past 12 months

Under 750 sq ft: 0 sales (0.0%)750–1,199 sq ft: 0 sales (0.0%)1,200–1,799 sq ft: 1 sales (100.0%)1,800 sq ft and above: 0 sales (0.0%)1recorded sales
Under 750 sq ft
00.0%
750–1,199 sq ft
00.0%
1,200–1,799 sq ft
1100.0%
1,800 sq ft and above
00.0%

Completed sales activity across all sizes, not the mix of properties currently for sale. Building condition and room counts are not inferred from area.

The sales behind the comparison

1,190–1,610 sq ft · Past 5 years

MonthSizeFloor bandRecorded pricePrice / sq ft
2025-101399 sq ft1–5S$1,530,000S$1,093
2024-051399 sq ft1–5S$1,355,000S$968
2022-071399 sq ft1–5S$1,208,000S$863
2022-061528 sq ft1–5S$1,400,000S$916
2022-021528 sq ft1–5S$1,350,000S$883
2021-111399 sq ft1–5S$1,250,000S$893
2021-101399 sq ft1–5S$1,245,000S$890

Up to eight recent matching sales shown; the recent comparison contains 7 matching sales in this window (This property). The history chart also includes older matching sales. View all published sales across all sizes and categories. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Source: URA. Transaction records are subject to corrections and rolling five-year coverage. Last checked 6 Sep 2026, 16:03 SGT. Source documentation · Licence / terms · Full methodology

Official recorded transactions

East Bay Gardens resale history

How to read the evidence

These figures describe completed historical resales in the available official records. A recorded median is not a valuation or an asking price.

What do the records cover? East Bay Gardens has 11 recorded resales from 2021-09 to 2025-10 in the available official data. 1 fall within 2025-10 to 2026-09. Choose a relevant unit size below before assessing a particular home.

Inspect the recorded transactions · What a median price can and cannot tell you · Choose your next research step

Available recorded history11 resales2021-09 to 2025-10
Recent recorded activity1 resales2025-10 to 2026-09
Last recorded sale period2025-10Transaction month in the source
Record windowResalesMedian priceMedian S$ / sq ft
Available history2021-09 to 2025-1011S$1,400,000893
Past 12 months2025-10 to 2026-091Fewer than 5 recordsUnavailable

Medians require at least 5 records per displayed group. History includes different sale dates, sizes, floors, leases and conditions; it does not measure price appreciation or the value of a particular home. The current month may be incomplete.

Sources: URA private residential transactions. Available source coverage: 2021-08 to 2026-08. Earliest source confirmation 6 Sep 2026. Recent window evaluated 7 Sep 2026. Coverage and limitations.

Nearby places and neighbourhood guides

Approximate straight-line distances from URA project coordinates; not walking routes. School admission distances must be checked against MOE rules.

Coverage limit: The connected URA API supplies the past five years of private-property transactions. We retain records captured from that feed, but have not imported a pre-2021 private-property archive. Earlier transactions may exist; their absence here does not mean no sales occurred. The dates below describe records held for this selection, not the property's entire lifetime. View source coverage.

All property records

East Bay Gardens · Every recorded date, size and property type

11 sales

All published history, including archived records. No date, size, flat-type, sale-category, tenure or unit-count exclusions. Source corrections use the latest published record; all 11 retained source versions are also available.

2021-09–2025-10Download complete sales data (JSONL)
Recorded activity by year · all 11 records
2021
3
2022
4
2023
1
2024
1
2025
2

Showing 1–11 of 11 records. Every page is available below; the download contains the complete dataset for this property.

MonthProperty Sale categoryTypeAreaArea basisUnitsFloor bandTenureRecorded pricePrice / sq ft Full source record
2025-10East Bay Gardens ResaleApartment1,399 sq ftstrata11–599 yrs lease commencing from 1995S$1,530,000S$1,093
All fields & provenance

URA private residential transactions · Source terms

Captured 6 Sep 2026, 12:10 SGT

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  "row_number": 52112,
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  "month": "2025-10",
  "market": "private_resale",
  "sale_type": "resale",
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  "flat_type": "",
  "flat_model": "",
  "price": "1530000.00",
  "area_sqm": "130.0000",
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  "units": 1,
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  "floor_high": 5,
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  "remaining_lease_months": null,
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    "noOfUnits": "1",
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    "typeOfArea": "Strata",
    "typeOfSale": "3",
    "contractDate": "1025",
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    "marketSegment": "OCR"
  },
  "flags": [],
  "date_basis": "contract month",
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  "licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/",
  "captured_at": "2026-09-06 04:10:41.317123+00:00",
  "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00",
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2025-05East Bay Gardens ResaleApartment1,711 sq ftstrata11–599 yrs lease commencing from 1995S$1,710,000S$999
All fields & provenance

URA private residential transactions · Source terms

Captured 6 Sep 2026, 12:10 SGT

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  "month": "2025-05",
  "market": "private_resale",
  "sale_type": "resale",
  "property_type": "Apartment",
  "flat_type": "",
  "flat_model": "",
  "price": "1710000.00",
  "area_sqm": "159.0000",
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  "units": 1,
  "floor_low": 1,
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  "tenure": "99 yrs lease commencing from 1995",
  "remaining_lease_months": null,
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    "noOfUnits": "1",
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    "typeOfSale": "3",
    "contractDate": "0525",
    "propertyType": "Apartment",
    "marketSegment": "OCR"
  },
  "flags": [],
  "date_basis": "contract month",
  "source": "ura_resale",
  "source_url": "https://eservice.ura.gov.sg/maps/api/",
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  "captured_at": "2026-09-06 04:10:41.317123+00:00",
  "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00",
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2024-05East Bay Gardens ResaleApartment1,399 sq ftstrata11–599 yrs lease commencing from 1995S$1,355,000S$968
All fields & provenance

URA private residential transactions · Source terms

Captured 6 Sep 2026, 12:10 SGT

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  "row_number": 52111,
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  "month": "2024-05",
  "market": "private_resale",
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  "property_type": "Apartment",
  "flat_type": "",
  "flat_model": "",
  "price": "1355000.00",
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  "area_type": "strata",
  "units": 1,
  "floor_low": 1,
  "floor_high": 5,
  "tenure": "99 yrs lease commencing from 1995",
  "remaining_lease_months": null,
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    "district": "15",
    "source_x": "36821.12432",
    "source_y": "33367.13017",
    "noOfUnits": "1",
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    "typeOfArea": "Strata",
    "typeOfSale": "3",
    "contractDate": "0524",
    "propertyType": "Apartment",
    "marketSegment": "OCR"
  },
  "flags": [],
  "date_basis": "contract month",
  "source": "ura_resale",
  "source_url": "https://eservice.ura.gov.sg/maps/api/",
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  "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00",
  "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114"
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2023-08East Bay Gardens ResaleApartment1,711 sq ftstrata11–599 yrs lease commencing from 1995S$1,540,000S$900
All fields & provenance

URA private residential transactions · Source terms

Captured 6 Sep 2026, 12:10 SGT

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  "row_number": 52110,
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  "market": "private_resale",
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  "property_type": "Apartment",
  "flat_type": "",
  "flat_model": "",
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  "units": 1,
  "floor_low": 1,
  "floor_high": 5,
  "tenure": "99 yrs lease commencing from 1995",
  "remaining_lease_months": null,
  "raw_identity": {
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    "district": "15",
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    "source_y": "33367.13017",
    "noOfUnits": "1",
    "floorRange": "01-05",
    "typeOfArea": "Strata",
    "typeOfSale": "3",
    "contractDate": "0823",
    "propertyType": "Apartment",
    "marketSegment": "OCR"
  },
  "flags": [],
  "date_basis": "contract month",
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  "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00",
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2022-07East Bay Gardens ResaleApartment1,711 sq ftstrata11–599 yrs lease commencing from 1995S$1,500,000S$876
All fields & provenance

URA private residential transactions · Source terms

Captured 6 Sep 2026, 12:10 SGT

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  "id": 531881,
  "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d",
  "row_number": 52107,
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  "month": "2022-07",
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  "flat_type": "",
  "flat_model": "",
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  "tenure": "99 yrs lease commencing from 1995",
  "remaining_lease_months": null,
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    "district": "15",
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    "source_y": "33367.13017",
    "noOfUnits": "1",
    "floorRange": "01-05",
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    "typeOfSale": "3",
    "contractDate": "0722",
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  "flags": [],
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  "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00",
  "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114"
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2022-07East Bay Gardens ResaleApartment1,399 sq ftstrata11–599 yrs lease commencing from 1995S$1,208,000S$863
All fields & provenance

URA private residential transactions · Source terms

Captured 6 Sep 2026, 12:10 SGT

{
  "id": 531880,
  "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d",
  "row_number": 52106,
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  "month": "2022-07",
  "market": "private_resale",
  "sale_type": "resale",
  "property_type": "Apartment",
  "flat_type": "",
  "flat_model": "",
  "price": "1208000.00",
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  "floor_low": 1,
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  "tenure": "99 yrs lease commencing from 1995",
  "remaining_lease_months": null,
  "raw_identity": {
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    "price": "1208000",
    "street": "LORONG G TELOK KURAU",
    "tenure": "99 yrs lease commencing from 1995",
    "project": "EAST BAY GARDENS",
    "district": "15",
    "source_x": "36821.12432",
    "source_y": "33367.13017",
    "noOfUnits": "1",
    "floorRange": "01-05",
    "typeOfArea": "Strata",
    "typeOfSale": "3",
    "contractDate": "0722",
    "propertyType": "Apartment",
    "marketSegment": "OCR"
  },
  "flags": [],
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  "captured_at": "2026-09-06 04:10:41.317123+00:00",
  "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00",
  "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114"
}
2022-06East Bay Gardens ResaleApartment1,528 sq ftstrata11–599 yrs lease commencing from 1995S$1,400,000S$916
All fields & provenance

URA private residential transactions · Source terms

Captured 6 Sep 2026, 12:10 SGT

{
  "id": 531883,
  "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d",
  "row_number": 52109,
  "place_id": "5c9e9781-fad8-4101-8f6d-14f0b56a05e8",
  "month": "2022-06",
  "market": "private_resale",
  "sale_type": "resale",
  "property_type": "Apartment",
  "flat_type": "",
  "flat_model": "",
  "price": "1400000.00",
  "area_sqm": "142.0000",
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  "floor_high": 5,
  "tenure": "99 yrs lease commencing from 1995",
  "remaining_lease_months": null,
  "raw_identity": {
    "area": "142",
    "price": "1400000",
    "street": "LORONG G TELOK KURAU",
    "tenure": "99 yrs lease commencing from 1995",
    "project": "EAST BAY GARDENS",
    "district": "15",
    "source_x": "36821.12432",
    "source_y": "33367.13017",
    "noOfUnits": "1",
    "floorRange": "01-05",
    "typeOfArea": "Strata",
    "typeOfSale": "3",
    "contractDate": "0622",
    "propertyType": "Apartment",
    "marketSegment": "OCR"
  },
  "flags": [],
  "date_basis": "contract month",
  "source": "ura_resale",
  "source_url": "https://eservice.ura.gov.sg/maps/api/",
  "licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/",
  "captured_at": "2026-09-06 04:10:41.317123+00:00",
  "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00",
  "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114"
}
2022-02East Bay Gardens ResaleApartment1,528 sq ftstrata11–599 yrs lease commencing from 1995S$1,350,000S$883
All fields & provenance

URA private residential transactions · Source terms

Captured 6 Sep 2026, 12:10 SGT

{
  "id": 531882,
  "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d",
  "row_number": 52108,
  "place_id": "5c9e9781-fad8-4101-8f6d-14f0b56a05e8",
  "month": "2022-02",
  "market": "private_resale",
  "sale_type": "resale",
  "property_type": "Apartment",
  "flat_type": "",
  "flat_model": "",
  "price": "1350000.00",
  "area_sqm": "142.0000",
  "area_type": "strata",
  "units": 1,
  "floor_low": 1,
  "floor_high": 5,
  "tenure": "99 yrs lease commencing from 1995",
  "remaining_lease_months": null,
  "raw_identity": {
    "area": "142",
    "price": "1350000",
    "street": "LORONG G TELOK KURAU",
    "tenure": "99 yrs lease commencing from 1995",
    "project": "EAST BAY GARDENS",
    "district": "15",
    "source_x": "36821.12432",
    "source_y": "33367.13017",
    "noOfUnits": "1",
    "floorRange": "01-05",
    "typeOfArea": "Strata",
    "typeOfSale": "3",
    "contractDate": "0222",
    "propertyType": "Apartment",
    "marketSegment": "OCR"
  },
  "flags": [],
  "date_basis": "contract month",
  "source": "ura_resale",
  "source_url": "https://eservice.ura.gov.sg/maps/api/",
  "licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/",
  "captured_at": "2026-09-06 04:10:41.317123+00:00",
  "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00",
  "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114"
}
2021-11East Bay Gardens ResaleApartment1,399 sq ftstrata11–599 yrs lease commencing from 1995S$1,250,000S$893
All fields & provenance

URA private residential transactions · Source terms

Captured 6 Sep 2026, 12:10 SGT

{
  "id": 531879,
  "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d",
  "row_number": 52105,
  "place_id": "5c9e9781-fad8-4101-8f6d-14f0b56a05e8",
  "month": "2021-11",
  "market": "private_resale",
  "sale_type": "resale",
  "property_type": "Apartment",
  "flat_type": "",
  "flat_model": "",
  "price": "1250000.00",
  "area_sqm": "130.0000",
  "area_type": "strata",
  "units": 1,
  "floor_low": 1,
  "floor_high": 5,
  "tenure": "99 yrs lease commencing from 1995",
  "remaining_lease_months": null,
  "raw_identity": {
    "area": "130",
    "price": "1250000",
    "street": "LORONG G TELOK KURAU",
    "tenure": "99 yrs lease commencing from 1995",
    "project": "EAST BAY GARDENS",
    "district": "15",
    "source_x": "36821.12432",
    "source_y": "33367.13017",
    "noOfUnits": "1",
    "floorRange": "01-05",
    "typeOfArea": "Strata",
    "typeOfSale": "3",
    "contractDate": "1121",
    "propertyType": "Apartment",
    "marketSegment": "OCR"
  },
  "flags": [],
  "date_basis": "contract month",
  "source": "ura_resale",
  "source_url": "https://eservice.ura.gov.sg/maps/api/",
  "licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/",
  "captured_at": "2026-09-06 04:10:41.317123+00:00",
  "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00",
  "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114"
}
2021-10East Bay Gardens ResaleApartment1,399 sq ftstrata11–599 yrs lease commencing from 1995S$1,245,000S$890
All fields & provenance

URA private residential transactions · Source terms

Captured 6 Sep 2026, 12:10 SGT

{
  "id": 531877,
  "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d",
  "row_number": 52103,
  "place_id": "5c9e9781-fad8-4101-8f6d-14f0b56a05e8",
  "month": "2021-10",
  "market": "private_resale",
  "sale_type": "resale",
  "property_type": "Apartment",
  "flat_type": "",
  "flat_model": "",
  "price": "1245000.00",
  "area_sqm": "130.0000",
  "area_type": "strata",
  "units": 1,
  "floor_low": 1,
  "floor_high": 5,
  "tenure": "99 yrs lease commencing from 1995",
  "remaining_lease_months": null,
  "raw_identity": {
    "area": "130",
    "price": "1245000",
    "street": "LORONG G TELOK KURAU",
    "tenure": "99 yrs lease commencing from 1995",
    "project": "EAST BAY GARDENS",
    "district": "15",
    "source_x": "36821.12432",
    "source_y": "33367.13017",
    "noOfUnits": "1",
    "floorRange": "01-05",
    "typeOfArea": "Strata",
    "typeOfSale": "3",
    "contractDate": "1021",
    "propertyType": "Apartment",
    "marketSegment": "OCR"
  },
  "flags": [],
  "date_basis": "contract month",
  "source": "ura_resale",
  "source_url": "https://eservice.ura.gov.sg/maps/api/",
  "licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/",
  "captured_at": "2026-09-06 04:10:41.317123+00:00",
  "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00",
  "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114"
}
2021-09East Bay Gardens ResaleApartment1,711 sq ftstrata11–599 yrs lease commencing from 1995S$1,500,000S$876
All fields & provenance

URA private residential transactions · Source terms

Captured 6 Sep 2026, 12:10 SGT

{
  "id": 531878,
  "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d",
  "row_number": 52104,
  "place_id": "5c9e9781-fad8-4101-8f6d-14f0b56a05e8",
  "month": "2021-09",
  "market": "private_resale",
  "sale_type": "resale",
  "property_type": "Apartment",
  "flat_type": "",
  "flat_model": "",
  "price": "1500000.00",
  "area_sqm": "159.0000",
  "area_type": "strata",
  "units": 1,
  "floor_low": 1,
  "floor_high": 5,
  "tenure": "99 yrs lease commencing from 1995",
  "remaining_lease_months": null,
  "raw_identity": {
    "area": "159",
    "price": "1500000",
    "street": "LORONG G TELOK KURAU",
    "tenure": "99 yrs lease commencing from 1995",
    "project": "EAST BAY GARDENS",
    "district": "15",
    "source_x": "36821.12432",
    "source_y": "33367.13017",
    "noOfUnits": "1",
    "floorRange": "01-05",
    "typeOfArea": "Strata",
    "typeOfSale": "3",
    "contractDate": "0921",
    "propertyType": "Apartment",
    "marketSegment": "OCR"
  },
  "flags": [],
  "date_basis": "contract month",
  "source": "ura_resale",
  "source_url": "https://eservice.ura.gov.sg/maps/api/",
  "licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/",
  "captured_at": "2026-09-06 04:10:41.317123+00:00",
  "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00",
  "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114"
}

Official historical records are supplied by HDB/data.gov.sg and URA. Dates retain source precision. Price per square foot uses each record’s stated area basis; land area, strata area and multi-unit sales are labelled and may not be directly comparable. Original fields, quality flags and source provenance remain available on every row.

How rentable is this property?

Limited reported rental activity · 2025-07–2026-06

Median reported monthly rent
Unavailable
Non-landed Properties · all recorded sizes in this period
Reported contracts
2
Non-landed Properties
Months with activity
2 / 12
Within the connected period
Latest lease month
2026-04
Reported commencement month

URA recent private residential rental contracts · checked 6 Sep 2026 · Official source · Source terms

These counts show reported rental activity, not occupancy or how quickly your unit will find a tenant. Records can include renewals, and larger developments naturally tend to have more contracts.

Your unit's rentability also depends on asking rent, layout, condition, furnishing and lease restrictions. The recorded size bands below show the rents achieved by broadly similar-sized properties.

Rental history

See how reported rents at East Bay Gardens have changed over time.

A quarterly trend needs at least two published observations. You can inspect the available rental records below.

Monthly contract activity and rents · Non-landed Properties
MonthContractsMedian monthly rentMiddle 50%
2025-070Fewer than 5 recordsNot calculated
2025-080Fewer than 5 recordsNot calculated
2025-090Fewer than 5 recordsNot calculated
2025-100Fewer than 5 recordsNot calculated
2025-110Fewer than 5 recordsNot calculated
2025-120Fewer than 5 recordsNot calculated
2026-011Fewer than 5 recordsNot calculated
2026-020Fewer than 5 recordsNot calculated
2026-030Fewer than 5 recordsNot calculated
2026-041Fewer than 5 recordsNot calculated
2026-050Fewer than 5 recordsNot calculated
2026-060Fewer than 5 recordsNot calculated

Counts refer to records, not unique units. A changing unit mix can move the median. The middle 50% is a historical sample range, not a confidence interval for your unit.

Recorded rental contracts

2 Non-landed Properties records in the connected source history. Lease commencement month is shown. No exact unit identity is supplied; rows may include renewals and must not be interpreted as distinct occupied units.

Browse recorded rental contracts
Lease monthProperty / flat typeArea band (sq ft)Monthly rent
2026-04Non-landed Properties1300-1400S$5,000
2026-01Non-landed Properties1300-1400S$4,800

Source coverage and refresh status

Rental yield & income-based value

Calculated from published rental and resale evidence. No inputs needed.

Indicative gross rental yieldNot enough comparable evidence

A reliable project yield needs rental and resale evidence from the same period and property class.

Neighbouring projectsComparison unavailable

Nearby properties do not meet the common-period and minimum-sample requirements.

Gross yields exclude vacancy, running costs, financing and income tax. Public records cannot establish your unit’s exact rent, occupancy or net yield.

Test your own assumptions Optional calculator

Estimate rental returns using your price, rent and running costs. Compare this income-based scenario with the comparable-sale valuation. Your inputs stay private.

Your property and rental income

Use a monthly rent assumption, or leave it blank to use at least five compatible contracts.

Leave blank to use at least five compatible reported contracts. Enter your own amount to run an explicitly assumed scenario.
Vacancy and running costs
Include maintenance, property tax, insurance, repairs and annualised letting fees. Exclude mortgage payments and personal income tax.
Your required return
Your required return. A lower required yield implies a higher income-based value. This is not an automatically determined market yield.

Add mortgage, stamp duty and cash/CPF assumptions in the ownership cost calculator · How to interpret Singapore condo rental yields

Compare neighbouring rental yields

Indicative gross project yield = quarterly median monthly rent per sq ft × 12 ÷ median resale price per sq ft in the same quarter. Rental and sale records concern different units. This mixed-unit project proxy excludes vacancy, costs, financing, condition and unit-specific lease effects.

DevelopmentGross yield proxyDistanceRent / sq ft / monthResale / sq ftSales
No neighbouring projects meet the common-period, property-type and sample requirements. No comparison yield has been invented.

The subject has insufficient compatible evidence for a public project-yield benchmark. The optional calculator in the rental yield section is available for personal assumptions.

Rental evidence: URA rental medians. Sale evidence: URA resale records. Approximate mapped proximity: SLA OneMap. Higher yield alone does not establish a better investment; lease, quality and growth expectations can differ.

Explore the neighbourhood

What’s around East Bay Gardens — before you book a viewing.

Explore on Google Maps ↗

URA project coordinates. The pin marks the development reference point. Get directions.

MRT stations

Schools

Shopping

  • No verified places in this category within the search radius.

Parks & green spaces

Food & markets

Nearby places within 3 km. Distances are approximate straight-line measurements from the development point, not walking routes or entrance-to-entrance distances. Schools: MOE directory matched to SLA OneMap postcodes. Check MOE’s home–school distance rules for admission eligibility. MRT points do not establish entrance access or current service status. Catalogue checked 6 Sep 2026. Sources and coverage.

Check a specific journey with OneMap

Address search and route estimates: SLA OneMap. Your destination is sent to OneMap to calculate this journey.

East Bay Gardens: neighbourhood changes and ownership research

Use dated official evidence and reviewed contributions alongside the transaction analysis. Nearby records use approximate straight-line proximity; they do not establish a unit’s rent, school eligibility, construction impact or flood probability.

Compare household journeys and amenitiesCalculate Singapore ownership costsUnderstand URA planning and future supply
MRT station entrances · 12 records shown

KEMBANGAN MRT STATION exit Exit A

Mapped station exit. Straight-line proximity is not an accessible walking route.

Evidence scope
exit

Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 324 m away.

LTA source · Source licence / terms · Last successful check 6 Sep 2026.

KEMBANGAN MRT STATION exit Exit B

Mapped station exit. Straight-line proximity is not an accessible walking route.

Evidence scope
exit

Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 349 m away.

LTA source · Source licence / terms · Last successful check 6 Sep 2026.

EUNOS MRT STATION exit Exit C

Mapped station exit. Straight-line proximity is not an accessible walking route.

Evidence scope
exit

Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 1054 m away.

LTA source · Source licence / terms · Last successful check 6 Sep 2026.

EUNOS MRT STATION exit Exit A

Mapped station exit. Straight-line proximity is not an accessible walking route.

Evidence scope
exit

Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 1089 m away.

LTA source · Source licence / terms · Last successful check 6 Sep 2026.

EUNOS MRT STATION exit Exit B

Mapped station exit. Straight-line proximity is not an accessible walking route.

Evidence scope
exit

Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 1124 m away.

LTA source · Source licence / terms · Last successful check 6 Sep 2026.

MARINE TERRACE MRT STATION exit Exit 4

Mapped station exit. Straight-line proximity is not an accessible walking route.

Evidence scope
exit

Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 1268 m away.

LTA source · Source licence / terms · Last successful check 6 Sep 2026.

MARINE TERRACE MRT STATION exit Exit 3

Mapped station exit. Straight-line proximity is not an accessible walking route.

Evidence scope
exit

Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 1275 m away.

LTA source · Source licence / terms · Last successful check 6 Sep 2026.

MARINE TERRACE MRT STATION exit Exit 5

Mapped station exit. Straight-line proximity is not an accessible walking route.

Evidence scope
exit

Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 1280 m away.

LTA source · Source licence / terms · Last successful check 6 Sep 2026.

MARINE TERRACE MRT STATION exit Exit 6

Mapped station exit. Straight-line proximity is not an accessible walking route.

Evidence scope
exit

Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 1313 m away.

LTA source · Source licence / terms · Last successful check 6 Sep 2026.

MARINE TERRACE MRT STATION exit Exit 1

Mapped station exit. Straight-line proximity is not an accessible walking route.

Evidence scope
exit

Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 1323 m away.

LTA source · Source licence / terms · Last successful check 6 Sep 2026.

MARINE TERRACE MRT STATION exit Exit 2

Mapped station exit. Straight-line proximity is not an accessible walking route.

Evidence scope
exit

Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 1364 m away.

LTA source · Source licence / terms · Last successful check 6 Sep 2026.

MARINE PARADE MRT STATION exit Exit 5

Mapped station exit. Straight-line proximity is not an accessible walking route.

Evidence scope
exit

Dated 6 Sep 2026 · Retrieval date; check source publication date. Approximately 1438 m away.

LTA source · Source licence / terms · Last successful check 6 Sep 2026.

Planning decisions nearby · 9 records shown

46A LORONG J TELOK KURAU

Written Permission: PROPOSED ADDITIONS & ALTERATIONS TO AN EXISTING 2-STOREY INTERMEDIATE TERRACE DWELLING HOUSE ON LOT 04120P MK26 AT 46A LORONG J TELOK KURAU, SINGAPORE 425834 (BEDOK PLANNING AREA)

Evidence scope
site

Dated 2 Sep 2026 · Decision date. Approximately 663 m away.

URA source · Source licence / terms · Last successful check 6 Sep 2026.

228 CHANGI ROAD

Written Permission: PROPOSED CHANGE OF USE OF UNIT #B1-17 FROM GYM/FITNESS CENTRE TO MEDICAL CLINIC USE AT ICON @ CHANGI

Evidence scope
site

Dated 1 Sep 2026 · Decision date. Approximately 882 m away.

URA source · Source licence / terms · Last successful check 6 Sep 2026.

228 CHANGI ROAD

Written Permission: PROPOSED CHANGE OF USE OF UNIT #B1-23 FROM PET SHOP TO MASSAGE ESTABLISHMENT

Evidence scope
site

Dated 8 May 2026 · Decision date. Approximately 882 m away.

URA source · Source licence / terms · Last successful check 6 Sep 2026.

228 CHANGI ROAD

Written Permission: PROPOSED CHANGE OF USE OF UNIT #02-02 TO PET BOARDING USE AT ICON @ CHANGI

Evidence scope
site

Dated 28 Apr 2026 · Decision date. Approximately 882 m away.

URA source · Source licence / terms · Last successful check 6 Sep 2026.

228 CHANGI ROAD

Authorized Work: LODGMENT FOR PROPOSED USE OF UNIT #02-02 AS PET SHOP / PET GROOMING

Evidence scope
site

Dated 10 Apr 2026 · Decision date. Approximately 882 m away.

URA source · Source licence / terms · Last successful check 6 Sep 2026.

916 SIMS AVENUE

Notice of Refusal: PROPOSED ADDITION OF PET BOARDING TO APPROVED PET SHOP/PET GROOMING AND PET DAY CARE (ON TEMPORARY PERMISSION) AT UNIT #B1-73

Evidence scope
site

Dated 3 Sep 2026 · Decision date. Approximately 1108 m away.

URA source · Source licence / terms · Last successful check 6 Sep 2026.

916 SIMS AVENUE

Written Permission: PROPOSED CHANGE OF USE OF UNIT #B1-73 TO PET SHOP/PET GROOMING AND PET DAY CARE

Evidence scope
site

Dated 9 Jan 2026 · Decision date. Approximately 1108 m away.

URA source · Source licence / terms · Last successful check 6 Sep 2026.

27 SWAN LAKE AVENUE

Written Permission: PROPOSED CHANGE OF USE OF THE 1ST STOREY PREMISES TO PET THERAPY AND REHABILITATION CENTRE

Evidence scope
site

Dated 3 Sep 2026 · Decision date. Approximately 1327 m away.

URA source · Source licence / terms · Last successful check 6 Sep 2026.

29 HAIGSVILLE DRIVE

Written Permission: PROPOSED AMENDMENT TO APPROVED ADDITIONS AND ALTERATIONS TO EXISTING 2 STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE ON LOT 01858A, MK 25 AT 29 HAIGSVILLE DRIVE (GEYLANG PLANNING AREA)

Evidence scope
site

Dated 3 Sep 2026 · Decision date. Approximately 1767 m away.

URA source · Source licence / terms · Last successful check 6 Sep 2026.

Childcare near this home · 2 records shown

LITTLE FAIRYLAND CHILD CARE & DEVELOPMENT CENTRE

Official preschool directory. Contact the centre to confirm programmes and availability.

Evidence scope
centre

Dated 28 Aug 2026 · Centre last updated; confirm availability directly. Approximately 949 m away.

Published weekday hours: 07:00-19:00.

Published childcare availability fields
  • K1 vacancy next month: Full
  • K2 vacancy next month: Full
  • N1 vacancy next month: Full
  • N2 vacancy next month: Full
  • Pg vacancy next month: Full
  • K1 vacancy fifth month: Full
  • K1 vacancy sixth month: Full
  • K1 vacancy third month: Full
  • K2 vacancy fifth month: Full
  • K2 vacancy sixth month: Full
  • K2 vacancy third month: Full
  • N1 vacancy fifth month: Full
  • N1 vacancy sixth month: Full
  • N1 vacancy third month: Full
  • N2 vacancy fifth month: Full
  • N2 vacancy sixth month: Full
  • N2 vacancy third month: Full
  • Pg vacancy fifth month: Full
  • Pg vacancy sixth month: Full
  • Pg vacancy third month: Full
  • K1 vacancy fourth month: Full
  • K2 vacancy fourth month: Full
  • N1 vacancy fourth month: Full
  • N2 vacancy fourth month: Full
  • Pg vacancy fourth month: Full
  • K1 vacancy current month: Full
  • K1 vacancy seventh month: Full
  • K2 vacancy current month: Full
  • K2 vacancy seventh month: Full
  • N1 vacancy current month: Full
  • N1 vacancy seventh month: Full
  • N2 vacancy current month: Full
  • N2 vacancy seventh month: Full
  • Pg vacancy current month: Full
  • Pg vacancy seventh month: Full
  • Infant vacancy next month: Not Applicable
  • Infant vacancy fifth month: Not Applicable
  • Infant vacancy sixth month: Not Applicable
  • Infant vacancy third month: Not Applicable
  • Infant vacancy fourth month: Not Applicable
  • Infant vacancy current month: Not Applicable
  • Infant vacancy seventh month: Not Applicable

Downloaded 2026-09-06. Relative month labels refer to this download date. Provider relative-month status as downloaded; confirm directly. Not a guaranteed place. Confirm current availability directly; a place is not reserved.

ECDA source · Source licence / terms · Last successful check 6 Sep 2026.

Dreamkids Kindergarten @ East Gate Pte Ltd

Official preschool directory. Contact the centre to confirm programmes and availability.

Evidence scope
centre

Dated 19 Aug 2026 · Centre last updated; confirm availability directly. Approximately 1055 m away.

Published weekday hours: 07:00-19:00.

Published childcare availability fields
  • K1 vacancy next month: Limited
  • K2 vacancy next month: Limited
  • N1 vacancy next month: Limited
  • N2 vacancy next month: Limited
  • Pg vacancy next month: Limited
  • K1 vacancy fifth month: Available
  • K1 vacancy sixth month: Available
  • K1 vacancy third month: Limited
  • K2 vacancy fifth month: Available
  • K2 vacancy sixth month: Available
  • K2 vacancy third month: Limited
  • N1 vacancy fifth month: Available
  • N1 vacancy sixth month: Available
  • N1 vacancy third month: Limited
  • N2 vacancy fifth month: Available
  • N2 vacancy sixth month: Available
  • N2 vacancy third month: Limited
  • Pg vacancy fifth month: Available
  • Pg vacancy sixth month: Available
  • Pg vacancy third month: Limited
  • K1 vacancy fourth month: Limited
  • K2 vacancy fourth month: Limited
  • N1 vacancy fourth month: Limited
  • N2 vacancy fourth month: Limited
  • Pg vacancy fourth month: Limited
  • K1 vacancy current month: Limited
  • K1 vacancy seventh month: Available
  • K2 vacancy current month: Limited
  • K2 vacancy seventh month: Available
  • N1 vacancy current month: Limited
  • N1 vacancy seventh month: Available
  • N2 vacancy current month: Limited
  • N2 vacancy seventh month: Available
  • Pg vacancy current month: Limited
  • Pg vacancy seventh month: Available
  • Infant vacancy next month: Not Applicable
  • Infant vacancy fifth month: Not Applicable
  • Infant vacancy sixth month: Not Applicable
  • Infant vacancy third month: Not Applicable
  • Infant vacancy fourth month: Not Applicable
  • Infant vacancy current month: Not Applicable
  • Infant vacancy seventh month: Not Applicable

Downloaded 2026-09-06. Relative month labels refer to this download date. Provider relative-month status as downloaded; confirm directly. Not a guaranteed place. Confirm current availability directly; a place is not reserved.

ECDA source · Source licence / terms · Last successful check 6 Sep 2026.

Private rental evidence · 2 records shown

EAST BAY GARDENS

Apr 2026: S$5,000 monthly rent, Non-landed Properties, 1300-1400 sq ft. Recorded contract, no unit identity.

Evidence scope
project
Unit
SGD per month

Dated 1 Apr 2026 · Lease commencement month; date uses first day.

URA source · Source licence / terms · Last successful check 6 Sep 2026.

EAST BAY GARDENS

Jan 2026: S$4,800 monthly rent, Non-landed Properties, 1300-1400 sq ft. Recorded contract, no unit identity.

Evidence scope
project
Unit
SGD per month

Dated 1 Jan 2026 · Lease commencement month; date uses first day.

URA source · Source licence / terms · Last successful check 6 Sep 2026.

Geocoding and routes, where used: SLA OneMap. School-distance categories must be checked through the official service.

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