CONDODistrict 18

EASTVALE

Name: EASTVALE
Address: SG

Details

Project: EASTVALE
TOP year: 1999
Tenure: 99
Lease start: 1996
Total units: 312
Land size: 17,882 sqm (192,481 sqft)
Plot ratio: 2.3
Developer: Coming soon
Gross rental yield: ~4.0% (est.) · blended across all unit types
Market segment: OCR
District: 18

Nearby Schools

Nearest primaryCASUARINA PRIMARY SCHOOL495 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

0.5 km from Pasir Ris (CRL Phase 1), opening 2030 · ~6 min walk

Pasir Ris East · 1.1 km · 2030Tampines North · 1.8 km · 2030

Relevant market insights

En-Bloc Likelihood

Very high likelihood

Ranks among the very highest for redevelopment interest among private condos.

EASTVALE 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: 27 years old · 69 years left on the lease · average unit size

Based on 4 comparable past collective-sale deals (YI MEI GARDENS 2013, Loyang Valley 2026, KATONG PARK TOWERS 2018).

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 92 of 312 units at EASTVALE. 79% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 41% have been held over 10 years.

79%

Free to sell now

73 of 92 tracked · past SSD

81%

Sitting on a gain

220 of 271 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 460 total recorded transactions.

							Sellable from
May 2026	Resale	$1,245,000	1,184	$1,052	—	—	Q2 2030
May 2026	Resale	$1,568,000	1,539	$1,019	—	—	Q2 2030
Apr 2026	Resale	$1,210,000	1,130	$1,071	—	—	Q2 2030
Apr 2026	Resale	$1,190,000	1,097	$1,085	—	—	Q2 2030
Mar 2026	Resale	$1,360,000	1,280	$1,063	—	—	Q1 2030
Feb 2026	Resale	$1,160,000	1,097	$1,057	—	—	Q1 2030
Feb 2026	Resale	$1,300,000	1,119	$1,162	—	—	Q1 2030
Dec 2025	Resale	$1,300,000	1,302	$998	—	—	Q4 2029
Nov 2025	Resale	$1,348,000	1,291	$1,044	—	—	Q4 2029
Nov 2025	Resale	$1,150,000	1,097	$1,048	—	—	Q4 2029

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

Recent condo transactions from other properties nearby.

No nearby condo transactions within 300 m — drag the distance slider wider to see more.

Profit & Loss

haio estimate

37 realized resale exits at EASTVALE over the 5y window — 37 profitable, 0 at a loss, averaging 3.03%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	13	26y 9m	3.08%
4BR	22	27y 5m	2.95%
5BR+	2	27y 9m	3.55%
Total	37	27y 3m	3.03%

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 EASTVALE. 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.

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Exit Risk

haio unit-level records

If you bought at EASTVALE today at ~$1,054 psf (the recent resale median — last 12 months, 10 sales)…

92.4%

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

n=92 traced current owners, 98.9% 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 EASTVALE, 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$1.3M, the median of recent sale transactions at EASTVALE) — drag to explore what else that budget buys across Singapore.

Nearby Condos

21 within 1 km

Lowest

$913

psf

Average

$1,353

psf

Highest

$2,065

psf

This propertyNearby condo


446 m	Coastal Cabana	LH	2029	$1,793
515 m	Casa Al Mare	FH	2022	$1,827
522 m	Loyang Gardens	FH	1994	$1,003
526 m	Le Loyang	FH	1994	$1,198
543 m	Celadon View	FH	1999	$1,053
547 m	Watercrest	FH	1995	$1,080
602 m	Pasir Ris 8	LH	2026	$2,065
613 m	Coastal Breeze Residences	LH	2012	$1,152
622 m	Sea Horizon	LH	2016	$1,270
669 m	Watercolours	LH	2014	$1,233
760 m	Lighthouse	LH	2004	$913
791 m	Sea Esta	LH	2015	$1,324
817 m	Seastrand	LH	2014	$1,283
818 m	Sandy Palm	LH	2002	$1,123
831 m	The Esparis	LH	2005	$1,106
846 m	The Shorefront	FH	2026	$1,956
913 m	Jlb Residences	—	2008	$1,181
933 m	Ocean Front Suites	—	2014	$1,614
949 m	Coco Palms	LH	2018	$1,689
960 m	Coastal View Residences	FH	2009	$1,146
988 m	Ripple Bay	LH	2015	$1,413

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

Casuarina Primary School≤ 1 km400 m
Elias Park Primary School≤ 1 km875 m
Pasir Ris Primary School1–2 km1.02 km
White Sands Primary School1–2 km1.22 km
Park View Primary School1–2 km1.6 km
Tampines North Primary School1–2 km1.6 km
Gongshang Primary SchoolWithin 2 km of blocks 33, 35 & 37 only1–2 km1.94 km
Angsana Primary SchoolWithin 2 km of block 37 only1–2 km1.99 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. 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

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Nearby Schools

Nearest primaryCASUARINA PRIMARY SCHOOL495 m

Transaction History

Beds

Period

Size–sqft

Showing 10 of 460 total recorded transactions.

							Sellable from
May 2026	Resale	$1,245,000	1,184	$1,052	—	—	Q2 2030
May 2026	Resale	$1,568,000	1,539	$1,019	—	—	Q2 2030
Apr 2026	Resale	$1,210,000	1,130	$1,071	—	—	Q2 2030
Apr 2026	Resale	$1,190,000	1,097	$1,085	—	—	Q2 2030
Mar 2026	Resale	$1,360,000	1,280	$1,063	—	—	Q1 2030
Feb 2026	Resale	$1,160,000	1,097	$1,057	—	—	Q1 2030
Feb 2026	Resale	$1,300,000	1,119	$1,162	—	—	Q1 2030
Dec 2025	Resale	$1,300,000	1,302	$998	—	—	Q4 2029
Nov 2025	Resale	$1,348,000	1,291	$1,044	—	—	Q4 2029
Nov 2025	Resale	$1,150,000	1,097	$1,048	—	—	Q4 2029