Rent vs D15 -16.7%
Rents below district median
East Grove's latest 12-month median rent is $4,000 compared with the D15 median of $4,800 for the same period. Use this district check before narrowing by bedroom and area band.
East Grove rent and sale price
D15 / Katong, Joo Chiat, Amber Road
Address 416 East Coast Road East Grove Singapore 429003
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Quick summary about East Grove
East Grove is a freehold apartment in D15 / Katong, Joo Chiat, Amber Road. The page currently tracks 49 rentals and 3 sales.
- Latest 12M median rent is $4,000 per month from 15 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,430,000, with median sale PSF at $1,620 psf from 1 sales.
- Rent is up 2.6% over the last 3 months. Sale PSF is flat over the last 3 months.
East Grove Market Brief
Compare the project with D15 across rent, sale PSF, tenure and transaction activity.
Compared with D15
Sale PSF vs D15 -29.7%
Sale PSF below district median
East Grove's latest 12-month median sale PSF is $1,620 psf versus the D15 median of $2,303 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.36%
Rent support above district screen
Gross yield is roughly 3.36% versus a D15 screen of 2.10%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 50.0% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +25.0%
Activity is rising
10 recent transactions versus 8 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare East Grove against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,000
Is the asking rent fair?
$3,800 to $4,200 is the first fair-rent band to check. Above $4,200 should have a visible reason.
Latest 12M median sale PSF $1,620 psf
Is the purchase price fair?
$1,390,000 to $1,470,000 and $1,570 to $1,670 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $3,850
Are similar units renting for more?
3 bed and 1,000 to 1,100 sqft give the closest unit-size checks.
Rent stability 50.0% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +25.0%
Is activity rising?
Activity is rising. 10 recent transactions versus 8 in the prior 6-month view.
East Grove Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 3 resale transactions
Total sold value $4.3M
East Grove Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 49 Jul 2021 to May 2026
Sale transactions 3 Jul 2024 to Jul 2026
Rent trend 2.6% Last 3 months
Sale PSF trend 0.0% Last 3 months
East Grove Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
MARINE TERRACE MRT STATION (TE27) 0.35 km away
MARINE PARADE MRT STATION (TE26) 1.1 km away
KEMBANGAN MRT STATION (EW6) 1.37 km away
Schools nearby
NGEE ANN PRIMARY SCHOOL 0.63 km away
BRIGHTON MONTESSORI INTERNATIONAL PRE-SCHOOL @ FRANKEL 0.96 km away
GLOBAL INDIAN INTERNATIONAL SCHOOL (EAST COAST CAMPUS) 1.24 km away
TANJONG KATONG PRIMARY SCHOOL 1.45 km away
Amenities
SIGLAP PARK CONNECTOR Park / green link · 0.81 km away
MARKET & HAWKER CENTRE (BLK 50A MARINE TERRACE) Food centre · 0.47 km away
East Grove Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,500 24 rentals in view
Latest median sale PSF $1,620 psf 3 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 1 $1,620 psf $1,430,000
May 2026 1 $3,500 0 - -
Mar 2026 4 $3,950 0 - -
Feb 2026 1 $5,000 0 - -
Jan 2026 1 $3,000 0 - -
Dec 2025 2 $3,850 0 - -
Nov 2025 1 $4,900 0 - -
Oct 2025 1 $4,000 0 - -
Sept 2025 2 $3,750 0 - -
Aug 2025 2 $4,300 0 - -
Jun 2025 0 - 1 $1,507 psf $1,330,000
May 2025 1 $4,000 0 - -
Projects Similar to East Grove
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 1997 Dunman View 1.8 km away 107 transactions
- Median rent
- $4,000
- Median sale PSF
- $1,473 psf
- Median rent
- $3,484
- Median sale PSF
- $1,465 psf
- Median rent
- $3,725
- Median sale PSF
- $1,548 psf
- Median rent
- $3,800
- Median sale PSF
- $1,401 psf
- Median rent
- $3,600
- Median sale PSF
- $1,879 psf
- Median rent
- $4,000
- Median sale PSF
- $1,671 psf
East Grove Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
3 bed $3,850 $3,735 49
East Grove Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
800 to 900 sqft $3,000 $3,300 3
900 to 1,000 sqft $3,850 $3,815 20
1,000 to 1,100 sqft $3,875 $3,723 26
East Grove Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,430,000 $1,507 psf 3
East Grove Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
East Grove shows a latest 12-month median monthly rent of $4,000 across 15 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,000
Rentals in period 15
Rent signal Moderate
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at East Grove show a median price of $1,430,000 and $1,620 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,430,000
Latest 12M median PSF $1,620 psf
Sale signal Thin
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. East Grove has 3 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Thin
Total sold value $4.3M
Latest record Jul 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run East Grove numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,000/mo Test gross and net yield against typical rent. Buy vs rent $1.4M Compare ownership cost against renting. Mortgage $1.4M Estimate monthly payment from the sale price. Stamp duty $1,620 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D15 to compare East Grove against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
East Grove FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at East Grove?
East Grove has a latest 12-month median monthly rent of $4,000 across 15 rentals in that period.
What is the typical sale price at East Grove?
The latest 12-month median sale price for East Grove is $1,430,000, based on 1 sales in that period.
What is the median sale PSF at East Grove?
The latest 12-month median sale price per square foot for East Grove is $1,620 psf. The average for the same period is $1,620 psf.
Is East Grove freehold or leasehold?
East Grove is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is East Grove located?
East Grove is located at 416 East Coast Road East Grove Singapore 429003 in D15 / Katong, Joo Chiat, Amber Road.
How current is the East Grove transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.