CONDODistrict 16

EAST VILLAGE

Name: EAST VILLAGE
Address: SG

Details

Project: EAST VILLAGE
TOP year: 2014
Tenure: Freehold
Total units: 90
Land size: 7,178 sqm (77,264 sqft)
Plot ratio: 1.4
Developer: World Class Developments (Bedok) Pte Ltd
Gross rental yield: ~5.2% (est.) · blended across all unit types
Market segment: OCR
District: 16

Nearby Schools

Nearest primaryST. ANTHONY'S CANOSSIAN PRIMARY SCHOOL640 m

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.

Upcoming MRT

1.7 km from Bedok South (TEL Stage 5), opening 2026 · ~21 min walk

Sungei Bedok · 1.7 km · 2026

Relevant market insights

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

EAST VILLAGE was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

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

Selling Pressure

haio estimate

Moderate selling pressure

About typical readiness to sell for a property of this profile.

haio tracks 67 of 90 units at EAST VILLAGE. 91% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 57% have been held over 10 years.

91%

Free to sell now

61 of 67 tracked · past SSD

64%

Sitting on a gain

21 of 33 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 87 total recorded transactions.


Apr 2026	—	$1,448,888	1,270	$1,141
Feb 2026	—	$709,000	505	$1,404
Dec 2025	—	$1,330,000	1,205	$1,104
Sep 2025	—	$1,060,000	882	$1,202
Mar 2024	—	$1,525,000	1,194	$1,277
Jul 2023	—	$758,000	409	$1,853
Nov 2022	—	$1,700,000	1,668	$1,019
Sep 2022	—	$1,380,000	1,194	$1,156
Sep 2022	—	$1,380,000	1,280	$1,078
Aug 2022	—	$642,000	409	$1,570

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

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

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
Palmwoods	127 m	May 2026	Resale	3BR	$1,640,000	1,291	$1,270
Palmwoods	127 m	Dec 2025	Resale	2BR	$1,080,000	850	$1,271
Palmwoods	127 m	Sep 2025	Resale	3BR	$1,680,000	1,345	$1,249
Peakview Estate	252 m	May 2023	Resale	—	$1,725,000	1,453	$1,187
Bedok Shopping Complex	253 m	Oct 2021	Resale	—	$340,000	1,216	$280
Peakview Estate	252 m	09-01-2020	Resale	—	$1,337,000	1,453	$920
Bedok Shopping Complex	253 m	30-03-2016	Resale	—	$288,000	1,216	$237
Bedok Shopping Complex	253 m	06-05-2014	Resale	—	$400,000	1,216	$329

Profit & Loss

haio estimate

22 realized resale exits at EAST VILLAGE over the 5y window — 19 profitable, 3 at a loss, averaging 0.55%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
1BR	8	10y 5m	0.85%
2BR	4	9y 10m	0.68%
3BR	1	13y 5m	0.65%
4BR	7	11y 6m	0.44%
5BR+	2	10y 0m	-0.55%
Total	22	10y 9m	0.55%

Loss Distribution

Unit Type	Count	Avg PSF Buy	Avg PSF Sell	Avg Loss
1BR	1	$1,560	$1,440	S$-53,000
4BR	1	$1,070	$1,058	S$-14,871
5BR+	1	$1,006	$896	S$-183,432

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 VILLAGE. 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 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

If you bought at EAST VILLAGE today at ~$1,171 psf (the recent resale median — last 12 months, 4 sales)…

29.9%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=67 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 VILLAGE, 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 – 7:12 pm (5 h 10 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 2026-07-10: azimuth 304° (NW), elevation 50°.

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

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.2M, the median of recent sale transactions at EAST VILLAGE) — drag to explore what else that budget buys across Singapore.

Nearby Condos

16 within 1 km

Lowest

$1,149

psf

Average

$1,468

psf

Highest

$2,061

psf

This propertyNearby condo


127 m	Palmwoods	LH	1999	$1,249
252 m	Peakview Estate	FH	—	—
253 m	Bedok Shopping Complex	—	—	—
334 m	Casa Merah	LH	2009	$1,515
337 m	Picardy Gardens	FH	1975	$1,422
371 m	Optima @ Tanah Merah	LH	2012	$1,496
435 m	Sceneca Residence	LH	2027	$2,061
438 m	East Meadows	LH	2002	$1,293
439 m	Tanamera Crest	LH	2004	$1,164
540 m	Urban Vista	LH	2016	$1,587

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

St. Anthony'S Canossian Primary School≤ 1 km640 m
Changkat Primary School1–2 km1.15 km
Bedok Green Primary School1–2 km1.31 km
Red Swastika School1–2 km1.35 km
Yu Neng Primary School1–2 km1.6 km
Temasek Primary School1–2 km1.62 km
Fengshan Primary School1–2 km1.63 km
Junyuan Primary School1–2 km1.95 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 MOE’s P1 registration rules.

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.

What's next

Compare with another Get home services

Nearby Schools

Nearest primaryST. ANTHONY'S CANOSSIAN PRIMARY SCHOOL640 m

Transaction History

Beds

Period

Size–sqft

Showing 10 of 87 total recorded transactions.


Apr 2026	—	$1,448,888	1,270	$1,141
Feb 2026	—	$709,000	505	$1,404
Dec 2025	—	$1,330,000	1,205	$1,104
Sep 2025	—	$1,060,000	882	$1,202
Mar 2024	—	$1,525,000	1,194	$1,277
Jul 2023	—	$758,000	409	$1,853
Nov 2022	—	$1,700,000	1,668	$1,019
Sep 2022	—	$1,380,000	1,194	$1,156
Sep 2022	—	$1,380,000	1,280	$1,078
Aug 2022	—	$642,000	409	$1,570

Project

Distance

Date

Type

Beds

Price (SGD)

Area (sqft)

PSF

Palmwoods

127 m

May 2026

Resale

3BR

$1,640,000

1,291

$1,270

Palmwoods

127 m

Dec 2025

Resale

2BR

$1,080,000

850

$1,271

Palmwoods

127 m

Sep 2025

Resale

3BR

$1,680,000

1,345

$1,249

Peakview Estate

252 m

May 2023

Resale

—

$1,725,000

1,453

$1,187

Bedok Shopping Complex

253 m

Oct 2021

Resale

—

$340,000

1,216

$280

Peakview Estate

252 m

09-01-2020

Resale

—

$1,337,000

1,453

$920

Bedok Shopping Complex

253 m

30-03-2016

Resale

—

$288,000

1,216

$237

Bedok Shopping Complex

253 m

06-05-2014

Resale

—

$400,000

1,216

$329

Unit Type

Volume

Holding (avg)

Annualised (avg)

1BR

10y 5m

0.85%

2BR

9y 10m

0.68%

3BR

13y 5m

0.65%

4BR

11y 6m

0.44%

5BR+

10y 0m

-0.55%

Total

10y 9m

0.55%

Unit Type

Count

Avg PSF Buy

Avg PSF Sell

Avg Loss

1BR

$1,560

$1,440

S$-53,000

4BR

$1,070

$1,058

S$-14,871

5BR+

$1,006

$896

S$-183,432

127 m

Palmwoods

1999

$1,249

252 m

Peakview Estate

—

253 m

Bedok Shopping Complex

—

334 m

Casa Merah

2009

$1,515

337 m

Picardy Gardens

1975

$1,422

371 m

Optima @ Tanah Merah

2012

$1,496

435 m

Sceneca Residence

2027

$2,061

438 m

East Meadows

2002

$1,293

439 m

Tanamera Crest

2004

$1,164

540 m

Urban Vista

2016

$1,587

Primary Schools Within 1 km / 2 km

St. Anthony'S Canossian Primary School≤ 1 km640 m
Changkat Primary School1–2 km1.15 km
Bedok Green Primary School1–2 km1.31 km
Red Swastika School1–2 km1.35 km
Yu Neng Primary School1–2 km1.6 km
Temasek Primary School1–2 km1.62 km
Fengshan Primary School1–2 km1.63 km
Junyuan Primary School1–2 km1.95 km