District 16 · Tampines · OCR
East View Garden
Jalan Kuang · Semi-detached · Freehold
Current PSF
$1,456
-5.8% vs district median
Gross yield
2.1%
median rent $4,450/mo
3-year gain
38.6%
Transactions · 5y
32
7 in last 12 months
Nearest MRT
Upper Changi Mrt Station · 221.921m
DTL
Future MRT
Sungei Bedok Mrt Station
TEL · 2026
Vs local HDB
-
Area income
$9,500/mo median
residential zone
En-bloc potential33 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
35%
PSF dispersion within project
The neighbourhood
Secondary
Changkat Changi Secondary School · 1.0km
Food
Tampines Street 11 Blk 137 (Tampines Round Market And Food Centre) · 1.9km
Green
Meragi Rd Pg · 140m - 7 parks within 1km
Mall
Eastpoint Mall · 942m
Health
Changi General Hospital (hospital) · 1.4km
Who lives in Tampines
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
259,900
Median age
41 yrs
48% under 40 · getting older
Children 0–9
23,220
▼ 1% since 2015 · future P1 demand
Household size
3.3 avg
Homes
87% HDB
11% condo · 2% landed
Degree holders
28%
residents 15+
Commute
59% transit
18% drive
45 min+ to work
28%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$964
2022
$822
-14.7%
2023
$1,087
+32.2%
2024
$1,259
+15.8%
2025
$1,541
+22.4%
2026
$1,507
-2.2%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $5,300,000 | 2,244 | $2,362 | - |
| May 2026 | $4,300,000 | 2,200 | $1,954 | - |
| May 2026 | $2,738,199 | 3,962 | $691 | - |
| Mar 2026 | $5,830,000 | 4,457 | $1,308 | - |
| Mar 2026 | $4,650,000 | 3,814 | $1,219 | - |
| Nov 2025 | $8,018,000 | 4,027 | $1,991 | - |
| Sept 2025 | $2,650,000 | 3,974 | $667 | - |
| Jun 2025 | $7,800,000 | 4,081 | $1,911 | - |
| May 2025 | $4,260,000 | 3,159 | $1,348 | - |
| Apr 2025 | $7,688,000 | 3,682 | $2,088 | - |
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Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
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More in District 16
The HDB blocks next door
The entry point, measured: what the resale flats around East View Garden actually sell for - this project trades at 1.8× the nearest block’s PSF.