East Meadows
East Meadows is a 99-year lease (71 yrs left) condominium development in District 16 (Bedok / Upper East Coast / Siglap). It has 79 recorded private transactions. Latest sale: $1,400,000 (Jul 2026, 116 sqm, floors 01-05). Median $1,171/sqft. Prices up 20.6% over the period. 71 years lease remaining.
Where East Meadows ranks in District 16
All 61 projects ›Median psf over time
Estimate a unit at East Meadows
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.33% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,121 | 35 |
| 06-10 | $1,217 | 25 |
| 11-15 | $1,222 | 19 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Jul 2026 | 01-05 | Resale | 116 sqm | $1,400,000 | $1,121 |
| Jul 2026 | 01-05 | Resale | 111 sqm | $1,430,000 | $1,197 |
| Jul 2026 | 06-10 | Resale | 111 sqm | $1,500,000 | $1,255 |
| Jun 2026 | 06-10 | Resale | 111 sqm | $1,605,000 | $1,343 |
| May 2026 | 06-10 | Resale | 111 sqm | $1,540,000 | $1,289 |
| Apr 2026 | 01-05 | Resale | 136 sqm | $2,050,000 | $1,400 |
| Apr 2026 | 01-05 | Resale | 116 sqm | $1,422,000 | $1,139 |
| Apr 2026 | 06-10 | Resale | 115 sqm | $1,660,000 | $1,341 |
| Mar 2026 | 01-05 | Resale | 111 sqm | $1,440,000 | $1,205 |
| Feb 2026 | 01-05 | Resale | 126 sqm | $1,760,000 | $1,298 |
| Jan 2026 | 01-05 | Resale | 88 sqm | $1,128,000 | $1,191 |
| Jan 2026 | 01-05 | Resale | 111 sqm | $1,430,000 | $1,197 |
| Nov 2025 | 06-10 | Resale | 113 sqm | $1,638,000 | $1,347 |
| Oct 2025 | 11-15 | Resale | 111 sqm | $1,460,000 | $1,222 |
| Aug 2025 | 01-05 | Resale | 120 sqm | $1,530,000 | $1,185 |
| Jul 2025 | 11-15 | Resale | 115 sqm | $1,600,000 | $1,293 |
| Jul 2025 | 01-05 | Resale | 115 sqm | $1,675,000 | $1,353 |
| Jun 2025 | 06-10 | Resale | 113 sqm | $1,600,000 | $1,315 |
| May 2025 | 06-10 | Resale | 113 sqm | $1,540,000 | $1,266 |
| Apr 2025 | 11-15 | Resale | 114 sqm | $1,680,000 | $1,369 |
| Jan 2025 | 11-15 | Resale | 111 sqm | $1,520,000 | $1,272 |
| Dec 2024 | 11-15 | Resale | 114 sqm | $1,590,000 | $1,296 |
| Nov 2024 | 11-15 | Resale | 128 sqm | $1,780,000 | $1,292 |
| Oct 2024 | 06-10 | Resale | 113 sqm | $1,600,000 | $1,315 |
| Sep 2024 | 06-10 | Resale | 126 sqm | $1,695,000 | $1,250 |
East Meadows is inside the 1 km Primary 1 priority zone for 2 primary schools. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to East Meadows, with their median resale psf. Useful for comparing what East Meadows costs per square foot against nearby developments.
About East Meadows
East Meadows in District 16 (Bedok / Upper East Coast / Siglap) has been a strong performer, with median psf up roughly 20.6% over the period (about 3.9% a year). Its $1,171 psf median sits about 19% below the District 16 median, cheaper than about 72% of projects there. It has a regular flow of transactions, with 79 sales between 2021-08 and 2026-07, ranging from $950,000 to $2,050,000. The most recent transaction was a 116 sqm unit (floors 01-05) at $1,400,000 in Jul 2026, and the median is $1,171 psf. Floor level matters here: units on the higher 11-15 band have traded around 9% per square foot above the 01-05 band. On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 71 years remaining is 0.9131, an annual lease decay of about 0.33%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at East Meadows cost?
The most recent transaction at East Meadows was $1,400,000 for a 116 sqm unit in 2026-07. The median price is $1,171 per square foot across 79 transactions, ranging from $950,000 to $2,050,000. Data sourced from URA.
Is East Meadows freehold or leasehold?
East Meadows is on a 99-year lease commencing in 1998, with approximately 71 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.33%.
What is the price per square foot (psf) at East Meadows?
The median price at East Meadows is $1,171 psf, with transactions ranging from $954 to $1,400 psf. This is based on 79 URA-recorded transactions in District 16.
Have prices at East Meadows gone up or down?
Prices at East Meadows have increased by approximately 20.6% over the data period (around 3.9% a year). The median price is currently $1,171 psf, with the most recent sale at $1,400,000 in 2026-07.