CONDODistrict 15

EAST MEWS

Name: EAST MEWS
Address: SG

Details

Project: EAST MEWS
TOP year: 2007
Tenure: Freehold
Total units: 18
Land size: 1,323 sqm (14,244 sqft)
Plot ratio: 1.4
Developer: Fortune Development Pte Ltd
Gross rental yield: ~3.0% (est.) · blended across all unit types
Market segment: RCR
District: 15

Nearby Schools

Nearest primaryTANJONG KATONG PRIMARY SCHOOL210 m
KONG HWA SCHOOLTier-1GEPSAP1.49 km

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Relevant market insights

En-Bloc Likelihood

High likelihood

Ranks near the top for redevelopment interest among private condos.

EAST MEWS is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.

Driven by: average unit size · current built density · ~18 units (consent difficulty)

Based on 4 comparable past collective-sale deals (EAST SHORE COURT 2011, RAMBUTAN MANSIONS 2007, SIGLAP COURT 2007).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Higher selling pressure

More neighbours are free — or motivated — to sell than at most comparable properties.

haio tracks 17 of 18 units at EAST MEWS. 88% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 71% have been held over 10 years.

88%

Free to sell now

15 of 17 tracked · past SSD

100%

Sitting on a gain

24 of 24 resales sold above cost

Price Action

Beds

Transaction History

Beds

Period

Size–sqft

Showing 10 of 37 total recorded transactions.


Mar 2026	—	$1,980,000	1,076	$1,840
Mar 2025	3BR	$1,800,000	1,108	$1,625
Jun 2021	—	$2,490,000	2,142	$1,162
05-03-2021	—	$1,480,000	1,033	$1,433
10-02-2021	—	$1,490,000	1,065	$1,399
06-07-2015	—	$1,760,000	2,142	$822
21-05-2014	—	$1,820,000	2,131	$854
25-02-2014	—	$1,300,000	1,065	$1,221
01-02-2013	—	$1,970,000	2,099	$939
28-01-2013	—	$1,350,000	1,076	$1,255

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

40 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
The Esta	171 m	Jun 2026	Resale	2BR	$2,780,000	1,130	$2,460
The Esta	171 m	Jun 2026	Resale	3BR	$3,388,888	1,345	$2,520
The Shore Residences	196 m	Jun 2026	Resale	3BR	$2,700,000	1,291	$2,091
Amber House	231 m	Jun 2026	New Sale	3BR	$3,747,438	1,216	$3,082
One Amber	237 m	Jun 2026	Resale	3BR	$3,500,000	1,453	$2,409
Amber 45	288 m	Jun 2026	Resale	3BR	$2,980,000	1,130	$2,637
Amber 45	288 m	Jun 2026	Resale	3BR	$3,135,000	1,130	$2,774
The Shore Residences	196 m	May 2026	Resale	2BR	$2,005,000	893	$2,245
The Shore Residences	196 m	May 2026	Resale	2BR	$1,960,000	893	$2,195
Amber House	231 m	May 2026	New Sale	4BR	$5,408,000	1,743	$3,103
Amber House	231 m	May 2026	New Sale	3BR	$3,156,118	979	$3,224
One Amber	237 m	May 2026	Resale	2BR	$2,430,000	958	$2,537
One Amber	237 m	May 2026	Resale	3BR	$2,220,000	1,324	$1,677
Amber Park	279 m	May 2026	Resale	4BR	$3,800,000	1,302	$2,919
Amber Park	279 m	May 2026	Resale	3BR	$3,333,000	1,108	$3,008
Amber Park	279 m	May 2026	Resale	4BR	$4,450,000	1,571	$2,833
Amber 45	288 m	May 2026	Resale	3BR	$3,118,000	1,130	$2,759
The Esta	171 m	Apr 2026	Resale	4BR	$3,880,388	1,593	$2,436
Emerald Of Katong	279 m	Feb 2026	New Sale	1BR	$1,433,000	484	$2,961
Amber Residences	277 m	Nov 2025	Resale	4BR	$4,550,000	2,217	$2,052

Profit & Loss

haio estimate

2 realized resale exits at EAST MEWS over the 5y window — 2 profitable, 0 at a loss, averaging 5.62%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	1	21y 5m	5.32%
4BR	1	19y 6m	5.92%
Total	2	20y 6m	5.62%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of EAST MEWS. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand Eligibility Pool by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

haio+

Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

EAST MEWShas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=17 traced current owners, 100.0% unit-exact.

haio+

the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at EAST MEWS, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

EAST MEWS has no recent sale transactions to estimate a price from, so the explorer starts at a standard default budget — drag to explore what a budget buys across Singapore.

Nearby Condos

140 within 1 km

Lowest

$1,368

psf

Average

$1,950

psf

Highest

$3,055

psf

This propertyNearby condo


54 m	Ola Residences	FH	2011	$1,500
76 m	Mountbatten Suites	FH	2012	$1,499
109 m	Tessa Lodge	FH	2007	$1,630
115 m	833 M B Residences	FH	2012	$1,669
165 m	Mountbatten Regency	FH	—	—
171 m	The Esta	FH	2008	$2,422
196 m	The Shore Residences	—	2014	$2,103
230 m	Vertis	FH	2009	$1,963
231 m	Amber House	FH	—	$3,055
237 m	One Amber	FH	2010	$2,291

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Tanjong Katong Primary School≤ 1 km250 m
Haig Girls' School1–2 km1.05 km
CHIJ (Katong) Primary1–2 km1.37 km
Tao Nan School1–2 km1.39 km
Kong Hwa School1–2 km1.49 km

Straight-line (“as the crow flies”) distances per MOE’s official P1 registration method, measured from the development’s general location, not a specific block — for a precise check on your unit use MOE’s official School Query tool. Distance sets priority within each registration phase; balloting still applies — see .

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.