Rent vs D16 +12.5%
Rents above district median
East Meadows's latest 12-month median rent is $4,500 compared with the D16 median of $4,000 for the same period. Use this district check before narrowing by bedroom and area band.
East Meadows rent and sale price
D16 / Bedok, Upper East Coast, Eastwood, Kew Drive
Address 30 Tanah Merah Kechil Road East Meadows Singapore 465558
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Quick summary about East Meadows
East Meadows is a 99-year leasehold condominium in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive. The page currently tracks 384 rentals and 80 sales.
- Latest 12M median rent is $4,500 per month from 61 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,500,000, with median sale PSF at $1,255 psf from 13 sales.
- Rent is up 0.6% over the last 3 months. Sale PSF is down 0.7% over the last 3 months.
East Meadows Market Brief
Compare the project with D16 across rent, sale PSF, tenure and transaction activity.
Compared with D16
Sale PSF vs D16 -49.7%
Sale PSF below district median
East Meadows's latest 12-month median sale PSF is $1,255 psf versus the D16 median of $2,493 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.60%
Rent support above district screen
Gross yield is roughly 3.60% versus a D16 screen of 2.40%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 27.9% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +3.0%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 1998 matters most on sale price. Compare East Meadows against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,500
Is the asking rent fair?
$4,300 to $4,750 is the first fair-rent band to check. Above $4,750 should have a visible reason.
Latest 12M median sale PSF $1,255 psf
Is the purchase price fair?
$1,460,000 to $1,550,000 and $1,220 to $1,290 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $4,300
Are similar units renting for more?
3 bed and 1,200 to 1,300 sqft give the closest unit-size checks.
Rent stability 27.9% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +3.0%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
East Meadows Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 1998
Property type Condominium, Non-Landed Properties
Sales 80 resale transactions
Total sold value $114.6M
East Meadows Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 384 Jun 2021 to Jun 2026
Sale transactions 80 Jun 2021 to Jul 2026
Rent trend 0.6% Last 3 months
Sale PSF trend -0.7% Last 3 months
East Meadows 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
TANAH MERAH MRT STATION (EW4) 0.25 km away
BEDOK SOUTH MRT STATION (TE30) 1.4 km away
BEDOK RESERVOIR MRT STATION (DT30) 1.64 km away
Schools nearby
BEDOK VIEW SECONDARY SCHOOL 0.46 km away
SAINT ANTHONY'S CANOSSIAN SECONDARY SCHOOL 0.76 km away
SAINT ANTHONY'S CANOSSIAN PRIMARY SCHOOL 0.8 km away
BEDOK SOUTH SECONDARY SCHOOL 0.81 km away
Amenities
BEDOK PARK CONNECTOR Park / green link · 1.59 km away
MARKET & HAWKER CENTRE (BLK 58 NEW UPPER CHANGI ROAD) Food centre · 0.58 km away
East Meadows Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,400 84 rentals in view
Latest median sale PSF $1,197 psf 19 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 3 $1,197 psf $1,430,000
Jun 2026 7 $4,400 1 $1,343 psf $1,605,000
May 2026 5 $4,500 1 $1,289 psf $1,540,000
Apr 2026 4 $4,650 2 $1,371 psf $1,855,000
Mar 2026 4 $4,475 1 $1,205 psf $1,440,000
Feb 2026 5 $4,400 1 $1,298 psf $1,760,000
Jan 2026 12 $4,500 2 $1,194 psf $1,279,000
Dec 2025 1 $5,100 0 - -
Nov 2025 1 $4,800 1 $1,347 psf $1,638,000
Oct 2025 7 $4,400 1 $1,222 psf $1,460,000
Sept 2025 2 $3,850 0 - -
Aug 2025 5 $4,000 1 $1,185 psf $1,530,000
Projects Similar to East Meadows
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 1996 Casafina 1.9 km away 156 transactions
- Median rent
- $4,200
- Median sale PSF
- $1,140 psf
- Median rent
- $3,700
- Median sale PSF
- $1,137 psf
- Median rent
- $3,600
- Median sale PSF
- $1,260 psf
- Median rent
- $3,800
- Median sale PSF
- $1,188 psf
- Median rent
- $3,800
- Median sale PSF
- $1,282 psf
- Median rent
- $4,500
- Median sale PSF
- $1,368 psf
East Meadows Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,400 $3,306 42
3 bed $4,300 $4,086 333
4 bed $4,780 $5,031 9
East Meadows Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
800 to 900 sqft $3,250 $3,226 36
900 to 1,000 sqft $3,900 $3,783 6
1,100 to 1,200 sqft $4,200 $3,981 121
1,200 to 1,300 sqft $4,300 $4,074 157
1,300 to 1,400 sqft $4,600 $4,352 53
1,400 to 1,500 sqft $4,700 $4,925 11
East Meadows Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,390,000 $1,104 psf 34
06 to 10 $1,500,000 $1,217 psf 25
11 to 15 $1,510,000 $1,220 psf 21
East Meadows 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 Meadows shows a latest 12-month median monthly rent of $4,500 across 61 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,500
Rentals in period 61
Rent signal Strong
- 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 Meadows show a median price of $1,500,000 and $1,255 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,500,000
Latest 12M median PSF $1,255 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 1998 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 Meadows has 80 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $114.6M
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 Meadows numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,500/mo Test gross and net yield against typical rent. Buy vs rent $1.5M Compare ownership cost against renting. Mortgage $1.5M Estimate monthly payment from the sale price. Stamp duty $1,255 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 D16 to compare East Meadows 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 Meadows FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at East Meadows?
East Meadows has a latest 12-month median monthly rent of $4,500 across 61 rentals in that period.
What is the typical sale price at East Meadows?
The latest 12-month median sale price for East Meadows is $1,500,000, based on 13 sales in that period.
What is the median sale PSF at East Meadows?
The latest 12-month median sale price per square foot for East Meadows is $1,255 psf. The average for the same period is $1,262 psf.
Is East Meadows freehold or leasehold?
East Meadows is listed as 99-year leasehold from 1998. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is East Meadows located?
East Meadows is located at 30 Tanah Merah Kechil Road East Meadows Singapore 465558 in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive.
How current is the East Meadows 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.