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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Apartment, Non-Landed Properties 51 transactions Freehold Latest records Jun 2026
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Project read
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 2 sales.
- Typical rent is $3,850 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,415,000, with median sale PSF at $1,465 psf and total recorded sale value of $2.8M.
- Rent is up 2.6% over the last 3 months. Sale PSF is flat over the last 3 months.
East Grove Market Position
How this project compares with the wider D15 market before you read the detailed tables.
Rent vs D15 -12.5%
Rents below district median
East Grove's median rent is $3,850 compared with the D15 median of $4,400. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D15 -32.7%
Sale PSF below district median
East Grove's median sale PSF is $1,465 psf versus the D15 median of $2,176 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.27%
Rent support above district screen
Gross yield is roughly 3.27% versus a D15 screen of 2.36%. 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 +0.0%
Activity is steady
Recent transaction volume is close to 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.
East Grove Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $3,850
Is the asking rent fair?
$3,650 to $4,050 is the first fair-rent band to check. Above $4,050 should have a visible reason.
Median sale PSF $1,465 psf
Is the purchase price fair?
$1,370,000 to $1,460,000 and $1,420 to $1,510 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 +0.0%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Run East Grove numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $3,850/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 $1,465 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
East Grove Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 2 resale transactions
Total sold value $2.8M
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 2 Jul 2024 to Jun 2025
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
51 OLD AIRPORT ROAD FOOD CENTRE AND SHOPPING MALL Mall / retail · 3 km away
SHENG SIONG HOUGANG RIVERCOURT Daily needs · 6.37 km away
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 26 rentals in view
Latest median sale PSF $1,507 psf 2 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
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 - -
Mar 2025 3 $4,000 0 - -
Projects Similar to East Grove
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 1982 Mandarin Gardens 1.2 km away 1,193 transactions
- Median rent
- $4,100
- Median sale PSF
- $1,282 psf
- Median rent
- $4,000
- Median sale PSF
- $1,473 psf
- Median rent
- $4,225
- Median sale PSF
- $1,491 psf
- Median rent
- $3,900
- Median sale PSF
- $1,453 psf
- Median rent
- $4,000
- Median sale PSF
- $1,671 psf
- Median rent
- $3,725
- Median sale PSF
- $1,548 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 $1,415,000 $1,465 psf 2
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 typical monthly rent of $3,850 across 49 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,850
Rentals 49
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
Recent sales at East Grove point to a typical sale price of $1,415,000 and $1,465 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,415,000
Median PSF $1,465 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 2 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Thin
Total sold value $2.8M
Latest record May 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.
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 median monthly rent of $3,850 across 49 rentals.
What is the typical sale price at East Grove?
The median sale price for East Grove is $1,415,000, based on 2 sales on this page.
What is the median sale PSF at East Grove?
The median sale price per square foot for East Grove is $1,465 psf. The average sale PSF is $1,465 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.