East Meadows
East Meadows is a condominium in District 16 (Bedok / Upper East Coast), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,239 psf from 14 sales.
At a glance
- District
- District 16 (Bedok / Upper East Coast)
- Region
- Outside Central Region
- Type
- Condominium
- Tenure
- 99-year lease from 1998, about 71 years left
- Completed
- 2002, about 24 years old
What the prices say
The median home in East Meadows sold for S$1,480,000: the middle of 14 sales in the 12 months to August 2026.
That is well below the middle condo project in District 16 (Bedok / Upper East Coast), which sold at S$1,534 psf across 56 projects: about 19% lower. By price per square foot it ranks 31st of the 36 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$994 psf in 2021 (15 sales) and S$1,230 psf in 2026 so far (12 sales), up about 24%. The highest year in the record was 2025 at S$1,293 psf.
Higher floors sold for more here: floors 11 to 15 at S$1,293 psf against S$1,197 psf on floors 1 to 5, about 8% more per square foot (24 months).
By unit size (24 months): 900 to 1,199 sq ft at S$1,222 psf and 1,200 to 1,499 sq ft at S$1,297 psf. Larger homes cost more per square foot than smaller ones.
Against similar projects in the district
This project and the three others in District 16 (Bedok / Upper East Coast) whose median over the last 12 months is closest to East Meadows' S$1,239 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,206 psf, about the same as East Meadows (within 3%).
| Project | Median price per sq ft | Sales |
|---|---|---|
| East Meadows | S$1,239 psf | 14 |
| Casafina | S$1,263 psf | 16 |
| Cascadale | S$1,206 psf | 5 |
| East Village | S$1,201 psf | 5 |
What sells here
14 homes sold in the last 12 months, up from 11 in the 12 months before.
The most common size was 1,200 to 1,499 sq ft, with 16 of the 25 sales in the last 24 months, well over half.
None of the 25 sales in the last 24 months were first sales of new units: all 25 were resales.
The first new sale in our records was in March 1999.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$4,500 a month (58 contracts). The district's median across every contract was S$3,903, so rents here ran well above it: about 15% higher.
Over the 24 months the median rent was S$4,500 (126 contracts), the same as the latest 12 months.
By bedrooms: 2 bedrooms S$3,800 (7) and 3 bedrooms S$4,500 (50). The figure in brackets is the number of contracts.
Setting rent against price for 900 to 1,199 sq ft homes (22 rentals and 8 resale or sub-sale transactions) gives a gross yield estimate of 3.7%: a median rent of S$4,475 a month against a median price of S$1,450,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Across 2 size ranges the estimate runs from 3.3% to 3.7%.
1,200 to 1,499 sq ft: 3.3% (rent S$4,510 a month, price S$1,649,000).
Age and lease
13 other projects in District 16 (Bedok / Upper East Coast) were completed within 5 years of East Meadows and have a price. Their middle price was S$1,369 psf, so East Meadows sold noticeably below projects of a similar age: about 9% lower.
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in East Meadows. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in East Meadows?
S$1,239 psf in the 12 months to August 2026, from 14 sales. For the median home that is S$1,480,000.
How many homes sold in East Meadows?
14 in the last 12 months and 25 in the last 24 months, across all sale types.
What do homes in East Meadows rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$4,500 a month, from 58 contracts.
What is the rental yield in East Meadows?
Between 3.3% and 3.7% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in East Meadows?
It is a 99-year lease from 1998, which leaves about 71 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,239 psf | S$1,480,000 | 14 |
| Last 24 months | S$1,289 psf | S$1,590,000 | 25 |
| Last 5 years | S$1,171 psf | S$1,450,000 | 78 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$994 psf | 15 |
| 2022 | S$1,071 psf | 23 |
| 2023 | S$1,171 psf | 13 |
| 2024 | S$1,274 psf | 13 |
| 2025 | S$1,293 psf | 9 |
| 2026 (to August) | S$1,230 psf | 12 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,197 psf | 10 |
| Floors 6 to 10 | S$1,315 psf | 9 |
| Floors 11 to 15 | S$1,293 psf | 6 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 900 to 1,199 sq ft | S$1,222 psf | 9 |
| 1,200 to 1,499 sq ft | S$1,297 psf | 16 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for East Meadows, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$4,500 a month | 58 |
| Last 24 months | S$4,500 a month | 126 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 0 | Under 5 contracts |
| 2 bedrooms | S$3,800 a month | 7 | S$3,800 a month |
| 3 bedrooms | S$4,500 a month | 50 | S$4,500 a month |
| 4 or more bedrooms | Under 5 contracts | 1 | Under 5 contracts |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 16 (Bedok / Upper East Coast)
- Rents for every district, by size
- Rent against price for East Meadows, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in East Meadows, with a likely range and the recent sales behind it. Sign in is free.
Open East Meadows in Condo AtlasOther condos in District 16 (Bedok / Upper East Coast)
- East Village
- Eastwood Centre
- Eastwood Green
- Eastwood Lodge
- Eastwood Regency
- Eco
- Grandeur Park Residences
- Idyllic East
- Laguna 88
- Laguna Green
- Limau Park
- Lucky Court
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.