Is East Region one market?

Inside East Region the median ranges from S$560 per square foot in Pasir Ris to S$620 in Tampines, a difference of 11%.

How have HDB prices in East Region changed over time?

Over the 9.8 years from 2016 Q1 to 2026 Q2, the median price per square foot in East Region changed by +4.1% a year, from $402 to $597.

Does remaining lease affect HDB prices in East Region?

In East Region, 4-room flats with 90-99 years of lease remaining resell at $764 per square foot against $542 for those with <50 years, a difference of +41%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in East Region

Q: What is the median private resale price per square foot in East Region?

The median private resale price in East Region is S$1,470 per square foot (S$15,900 per square metre), from 2,202 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +4.1% a year in cash terms, or +2.2% a year after inflation. HDB resale here runs S$597 per square foot from 3,984 resales, at a median 4-room price of S$650,000: a separate register, never combined with the private figures.

Q: How many private caveats were recorded in East Region?

The median private resale price in East Region is S$1,470 per square foot (S$15,900 per square metre), from 2,202 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +4.1% a year in cash terms, or +2.2% a year after inflation. HDB resale here runs S$597 per square foot from 3,984 resales, at a median 4-room price of S$650,000: a separate register, never combined with the private figures.

$1,470median private resale per ft², 2,202 caveats (12 months)

High confidence95% CI $1,460–$1,490 per ft²n = 2,202 caveats

The median private resale price in East Region is S$1,470 per square foot (S$15,900 per square metre), from 2,202 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +4.1% a year in cash terms, or +2.2% a year after inflation. HDB resale here runs S$597 per square foot from 3,984 resales, at a median 4-room price of S$650,000: a separate register, never combined with the private figures.

Private prices in East Region

Median price per ft²

$597

n = 3,984 resales

Median resale price

$680,000

median flat 1,109 ft²

Median lease remaining

66 yrs

of a 99-year lease

186 of 3,984 resales here crossed $1,000,000 in the last 12 months (4.7%).

How prices are spread in East Region

p20 $544
p80 $744
95% CI $595–$601

The individual sales appear here once East Region's sold-price file loads. The markers are the published statistics.

By flat type

Every HDB resale registered here in the last 12 months.

Flat type	Median price per ft²	Transactions behind the figure
2-roommedian $400,000 · 495 ft²	$791/ft²	n = 41
3-roommedian $455,000 · 732 ft²	$601/ft²	n = 876
4-roommedian $650,000 · 1,012 ft²	$597/ft²	n = 1,701
5-roommedian $780,000 · 1,313 ft²	$582/ft²	n = 965
Executivemedian $950,000 · 1,572 ft²	$604/ft²	n = 399

Price by remaining lease, 4-room

East Region, 4-room resales only, last 36 months. Bands with fewer than eight are not shown.

Years of lease remaining	Median price per ft²	Transactions behind the figure
<50 yearsmedian $480,000	$542/ft²	n = 23
50-59 yearsmedian $560,000	$543/ft²	n = 1,287
60-69 yearsmedian $608,000	$554/ft²	n = 1,493
70-79 yearsmedian $635,000	$575/ft²	n = 639
80-89 yearsmedian $800,000	$816/ft²	n = 383
90-99 yearsmedian $760,000	$764/ft²	n = 1,026

Across these bands the rate falls 29% from $764/ft² at 90-99 years to $542 at <50, on 4-room flats in East Region.

Price by floor, 4-room

East Region, 4-room resales only, last 12 months. Bands with fewer than eight are not shown.

Storey band	Median price per ft²	Transactions behind the figure
Floors 1 to 3	$569/ft²	n = 331
Floors 4 to 6	$585/ft²	n = 423
Floors 7 to 9	$591/ft²	n = 398
Floors 10 to 12	$609/ft²	n = 326
Floors 13 to 15	$797/ft²	n = 178
Floors 16 to 21	$824/ft²	n = 45

Buyers: Where does a price sit?

Ranked against 1,000 resales in East Region (12 months).

Resale price

Floor area in ft²

S$680,000 for 1,138 ft² is around the 50th percentile of the 1,000 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$597 per square foot, over 3,984 resales (12 months).

A market figure for that size in East Region, not a valuation of your flat.

Floor area in ft²

S$680,000

middle 60% of resales: S$619,000 to S$847,000 for that size · 3,984 resales, 12 months

Resales (last 12 months)

1,000 of 3,984 sales, a random sample

Resales in East Region, last 12 months
	Address
Aug 2026	937 Tampines Ave 5	S$1,100,000	Executive	61 yrs	$700
Aug 2026	894 Tampines St 81	S$1,088,888	Executive	62 yrs	$679
Aug 2026	154a Bedok Sth Rd	S$1,080,000	4-room	95 yrs	$1,080
Aug 2026	627b Tampines St 61	S$1,080,000	5-room	94 yrs	$865
Aug 2026	941 Tampines Ave 5	S$1,065,000	Executive	61 yrs	$677
Aug 2026	710 Pasir Ris St 72	S$1,020,000	Executive	69 yrs	$620
Aug 2026	422 Pasir Ris Dr 6	S$1,000,000	Executive	62 yrs	$641
Aug 2026	895a Tampines St 81	S$980,888	Executive	61 yrs	$642
Aug 2026	614b Tampines Nth Dr 1	S$962,500	5-room	94 yrs	$792
Aug 2026	874d Tampines St 85	S$962,000	5-room	94 yrs	$791
Aug 2026	219d Bedok Ctrl	S$950,000	4-room	83 yrs	$910
Aug 2026	495b Tampines St 43	S$943,000	Executive	67 yrs	$596
Aug 2026	524a Tampines Ctrl 7	S$940,000	5-room	88 yrs	$773
Aug 2026	601d Tampines Ave 9	S$938,555	5-room	93 yrs	$779
Aug 2026	618b Tampines St 61	S$938,000	5-room	94 yrs	$771
Aug 2026	154b Bedok Sth Rd	S$930,000	4-room	94 yrs	$929
Aug 2026	765 Bedok Reservoir View	S$881,888	5-room	73 yrs	$713
Aug 2026	217 Pasir Ris St 21	S$880,000	Executive	66 yrs	$549
Aug 2026	874b Tampines St 85	S$880,000	5-room	94 yrs	$681
Aug 2026	135 Pasir Ris St 11	S$850,000	Executive	67 yrs	$537

Loading all 3,984 sales (12 months)…

Median price per ft²

$1,470

95% CI $1,460–$1,490 · n = 2,202 strata caveats (12 months)

Median price

$1,492,500

n = 2,202 resale caveats (12 months)

How private prices are spread in East Region

p20 $1,250
p80 $1,740
95% CI $1,460–$1,490

By property type

Resale only, over the same 12 months. The headline above is condominiums and apartments; executive-condominium and landed rows appear here and are not in it.

Property type	Median price per ft²	Transactions behind the figure
Condominiummedian $1,470,000	$1,450/ft²	n = 1,862
Apartmentmedian $1,650,000	$1,590/ft²	n = 340
Terracemedian $4,528,888	priced on land	n = 315 caveats
Executive Condominiummedian $1,587,500	$1,330/ft²	n = 274
Semi-detachedmedian $5,830,000	priced on land	n = 241 caveats
Detachedmedian $9,200,000	priced on land	n = 58 caveats
Strata Terracemedian $2,850,000	$976/ft²	n = 40

By sale type

All private sales lodged in the same 12 months.

Sale type	Median price per ft²	Transactions behind the figure
Resalemedian $1,492,500	$1,470/ft²	n = 2,202
New Salemedian $2,172,500	$2,530/ft²	n = 670
Sub Salemedian $1,740,000	$2,150/ft²	n = 50

Buyers: Where does a price sit?

Placed on the published percentiles for 2,202 caveats in East Region (12 months).

Price

Floor area in ft²

S$1,492,500 for 1,010 ft² is around the 51st percentile of the 2,202 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$1,470 per square foot, over 2,202 caveats (12 months).

A market figure for that size in East Region, not a valuation of your flat.

Floor area in ft²

S$1,490,000

middle 60% of caveats: S$1,260,000 to S$1,760,000 for that size · 2,202 caveats, 12 months

4 collective (en-bloc) sales in the window (368 homes): land transactions, excluded from every figure above.

Private sales by project in East Region

40 developments with at least ten caveats in the last 12 months.

URA permits derived statistics and not the caveat records, so the private register is published by development rather than sale by sale. Each row is a median across that development’s caveats in the window.

Private sales by project in East Region, last 12 months
	Tenure				New sale S$/ft²
Seaside ResidencesSiglap Link	99 yrs lease commencing from 2016	36	$1,925,000	$2,330	no launch
Grandeur Park ResidencesBedok South Avenue 3	99 yrs lease commencing from 2016	36	$1,705,000	$2,030	no launch
Costa Del SolBayshore Road	99 yrs lease commencing from 1997	32	$2,706,444	$1,960	no launch
Flamingo ValleySiglap Road	Freehold	26	$2,227,500	$1,860	no launch
The SeawindLorong M Telok Kurau	Freehold	11	$2,000,000	$1,860	no launch
Bedok ResidencesBedok North Drive	99 yrs lease commencing from 2011	14	$1,577,500	$1,840	no launch
Treasure At TampinesTampines Lane	99 yrs lease commencing from 2018	130	$1,249,000	$1,800	no launch
Waterfront KeyBedok Reservoir Road	99 yrs lease commencing from 2007	11	$2,168,888	$1,750	no launch
The Tampines TrilliantTampines Central 7	99 yrs lease commencing from 2011	52	$1,936,500	$1,740	no launch
The TapestryTampines Street 86	99 yrs lease commencing from 2017	45	$1,120,000	$1,740	no launch
The GladesBedok Rise	99 yrs lease commencing from 2013	37	$1,215,000	$1,730	no launch
Coco PalmsPasir Ris Grove	99 yrs lease commencing from 2008	49	$1,602,888	$1,700	no launch
Eastern LagoonUpper East Coast Road	Freehold	13	$1,710,000	$1,700	no launch
Waterfront GoldBedok Reservoir Road	99 yrs lease commencing from 2009	12	$1,633,000	$1,680	no launch
Citylife@tampinesTampines Central 7	99 yrs lease commencing from 2012	31	$2,000,000	$1,670	no launch
Waterfront IsleBedok Reservoir Road	99 yrs lease commencing from 2009	21	$2,030,000	$1,650	no launch
Urban VistaTanah Merah Kechil Link	99 yrs lease commencing from 2012	32	$935,444	$1,630	no launch
ArchipelagoBedok Reservoir Road	99 yrs lease commencing from 2011	29	$1,640,000	$1,610	no launch
Vacanza @ EastLengkong Tujoh	Freehold	16	$1,396,900	$1,610	no launch
My ManhattanSimei Street 3	99 yrs lease commencing from 2010	11	$1,415,000	$1,590	no launch
The PalettePasir Ris Grove	99 yrs lease commencing from 2010	40	$1,644,444	$1,560	no launch
EcoBedok South Avenue 3	99 yrs lease commencing from 2012	32	$951,388	$1,540	no launch
Casa MerahTanah Merah Kechil Avenue	99 yrs lease commencing from 2006	22	$1,919,000	$1,530	no launch
The Alps ResidencesTampines Street 86	99 yrs lease commencing from 2015	45	$1,055,000	$1,520	no launch
Q Bay ResidencesTampines Street 86	99 yrs lease commencing from 2012	28	$1,610,000	$1,510	no launch
D'nestPasir Ris Grove	99 yrs lease commencing from 2010	57	$1,428,000	$1,500	no launch
The SantoriniTampines Street 86	99 yrs lease commencing from 2013	32	$1,215,000	$1,500	no launch
WaterviewTampines Avenue 1	99 yrs lease commencing from 2010	19	$1,770,000	$1,500	no launch
Vue 8 ResidencePasir Ris Heights	99 yrs lease commencing from 2012	15	$1,620,000	$1,490	no launch
Double Bay ResidencesSimei Street 4	99 yrs lease commencing from 2008	21	$1,815,000	$1,470	no launch
The JovellFlora Drive	99 yrs lease commencing from 2018	26	$1,077,500	$1,470	no launch
Ripple BayPasir Ris Link	99 yrs lease commencing from 2011	40	$1,134,000	$1,430	no launch
BelysaPasir Ris Drive 1	99 yrs lease commencing from 2011	22	$1,530,000	$1,420	no launch
EuhabitatJalan Eunos	99 yrs lease commencing from 2010	48	$797,000	$1,420	no launch
Pinery ResidencesBedok Reservoir Road	99 yrs lease commencing from 2025	551	n/a	launches only	$2,550n = 551
Parktown ResidenceTampines Street 62	99 yrs lease commencing from 2023	73	n/a	launches only	$2,330n = 73
KassiaFlora Drive	Freehold	21	n/a	launches only	$2,080n = 21
Rivelle TampinesTampines Street 95	99 yrs lease commencing from 2025	557	n/a	launches only	$1,930n = 557
Aurelle Of TampinesTampines Street 62	99 yrs lease commencing from 2024	13	n/a	launches only	$1,920n = 13
Coastal CabanaJalan Loyang Besar	99 yrs lease commencing from 2024	614	n/a	launches only	$1,790n = 614

Public (HDB) rents in East Region

Approved HDB rentals in the last 12 months, against resale prices for the same flat type.

Gross yield, 4-room

6.3%

on 68 years of lease remaining

Median rent, 4-room

$3,400/mo

from 1,991 approved rentals (12 months)

Median resale price, 4-room

$650,000

from 1,701 resales (12 months)

Rent by flat type

Approved HDB rentals in East Region over the last 12 months, each flat type against the resale price of the same flat type.

Flat type	Median monthly rent	Gross yield
2-room	$2,325/mo	7.0%
3-room	$2,800/mo	7.4%
4-room	$3,400/mo	6.3%
5-room	$3,600/mo	5.5%
Executive	$4,000/mo	5.0%

Private rents in East Region

Lease contracts lodged with URA in the last 12 months, against resale prices for units of the same floor area.

Gross yield, 90–100 m²

3.1%

the band this area's median private home falls in, from 1,093 lettings and 233 resales

Median rent, 90–100 m²

$3,900/mo

from 1,093 lease contracts (12 months)

Median resale price, 90–100 m²

$1,488,000

from 233 resale caveats (12 months)

URA’s own median rent per ft² here is $4.12 for 2026 Q2, from 89 projects.

Rent by unit size

Lease contracts lodged with URA in East Region over the last 12 months, each size band against the resale price of the same size band.

Unit size	Median monthly rent	Gross yield
30–40 m²	$2,600/mo	too few resales
40–50 m²	$2,800/mo	4.5%
50–60 m²	$3,200/mo	4.0%
60–70 m²	$3,400/mo	3.6%
70–80 m²	$3,501/mo	3.6%
80–90 m²	$3,750/mo	3.4%
90–100 m²	$3,900/mo	3.1%
100–110 m²	$4,400/mo	3.2%
110–120 m²	$4,500/mo	3.1%
120–130 m²	$4,650/mo	3.0%
130–140 m²	$5,000/mo	2.9%
140–150 m²	$5,300/mo	3.1%
150–160 m²	$5,150/mo	3.0%
160–170 m²	$5,700/mo	3.0%
170–180 m²	$5,300/mo	too few resales
180–190 m²	$5,900/mo	too few resales
190–200 m²	$7,500/mo	too few resales
200–210 m²	$7,250/mo	too few resales
210–220 m²	$6,750/mo	too few lettings and too few resales
220–230 m²	$6,200/mo	too few resales
230–240 m²	$8,800/mo	too few lettings and too few resales
240–250 m²	$7,050/mo	too few lettings and too few resales
250–260 m²	$8,250/mo	too few lettings and too few resales
260–270 m²	$7,900/mo	too few lettings and too few resales
270–280 m²	$7,400/mo	too few lettings and too few resales
280–290 m²	$7,800/mo	too few lettings and too few resales
290–300 m²	$9,000/mo	too few lettings and too few resales

11,955 of 12,000 contracts are in the rows above. The rest sit in floor-area bands URA publishes wider than 10 m², which cannot be matched to a sale band without folding two sizes into one.

Rent by bedrooms

Lease contracts lodged with URA in East Region over the last 12 months.

Bedrooms	Median monthly rent	Transactions behind the figure
1 bedroom	$2,884/mo	n = 2,504
2 bedrooms	$3,500/mo	n = 4,488
3 bedrooms	$4,500/mo	n = 3,470
4 bedrooms	$6,000/mo	n = 590
5 bedrooms	$8,000/mo	n = 41

11,093 of 12,000 contracts are in the rows above. 906 carry no bedroom count and 1 are in sizes with too few lettings to publish.

Contains information from the URA Data Service. Private rents and HDB rents are two registers and are never combined; the only figure that spans them is the gross yield, which is a ratio, and even there the assets differ: every HDB flat is a 99-year lease that cannot be let at all during its first five years, while a private unit may be freehold.

Nearby areas

Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).

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HDB resale registrations to August 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made

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Plain text

IndexProp SG, "Property prices in East Region", dataset 2026-08, https://indexprop.com/sg/property-prices/region/east. Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Area boundaries from URA Master Plan 2019, also under SODL 1.0. Private figures are derived statistics from the URA Data Service.

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<a href="https://indexprop.com/sg/property-prices/region/east">Property prices in East Region - IndexProp SG</a> (dataset 2026-08). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.

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Private property prices per square foot in East Region

Median price per ft²The middle resale price per square foot of 3,984 transactions in the last 12 months. Each transaction's own price is divided by its own floor area first, then the median is taken over those.

Median resale priceThe middle price paid, before dividing by floor area. It moves with the mix of flat types resold as well as with the market.

Median lease remainingYears left on the 99-year lease at the point of resale. Below roughly 60 years, CPF usage and bank financing both tighten, and the resale market prices that in.

How prices are spread in East RegionEvery resale in East Region over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate.

By flat typeHDB’s own flat types, each at its own median rate. A smaller flat usually costs more per square foot and less in total, so the rate and the price move in opposite directions: the rate is the ranked column and the price is a caption beside its type.

Price by remaining lease, 4-roomCPF usage and bank loan-to-value both tighten as the tail shortens, which is why the rate bends decades before the lease ends. Flat type is held fixed: pooled, this would compare short-lease 3-rooms with long-lease 5-rooms and call the mix lease decay.

Price by floor, 4-roomHDB publishes a storey range rather than an exact floor, so these are its own bands. Flat type is held fixed, which makes this a statement about height rather than about what sits on each floor.

Buyers: Where does a price sit?Your price divided by your floor area, ranked against every resale in the window here. It is the same population the spread above is drawn from, so the two can never disagree.

Sellers: How much is my flat worth? Floor area × the median price per square foot in East Region, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: storey, lease and condition are what a valuation is for.

Resales (last 12 months)

Private prices in East Region

Median price per ft²

Median price

How private prices are spread in East RegionEvery private resale caveat in East Region over the last 12 months, counted into 56 bands: a taller bar means more caveats at that rate. Published as counts rather than as a list of sales, because URA permits statistics and not the caveats.

By property typeURA’s own property types, each at its own median rate, so a condominium and an apartment are never averaged into one figure. Landed is priced on land area rather than floor area, so it carries no rate and the row says so.

By sale typeA resale is one owner selling to another, and it is the headline above. A new sale is a developer’s launch price list, which runs 41 to 42 per cent above resale per square foot in every market segment. A sub sale is a resale before completion. Three rows, never averaged into one.

Sellers: How much is my home worth? Floor area × the median price per square foot in East Region, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: floor, facing, tenure and condition are what a valuation is for.

Private sales by project in East Region

Public (HDB) rents in East RegionHDB approves each subletting of a whole flat and records the rent declared on the application, so these are declared rents rather than registry-verified prices. A rented room is not in this register. A separate register from URA’s, never averaged with it.

Private rents in East RegionURA records every private lease contract lodged with it, so these are contract rents rather than asking prices. Lodging is not compulsory, so the most recent quarter is still filling in. A separate register from HDB’s, never averaged with it.

Rent by unit sizeFloor area is the one key both private registers record, so it is what the yield is matched on, because bedrooms exist on a lease contract and not on a sale caveat. Only exact 10 m² bands are joined; a wider band is left out rather than folded into a narrower one.

Rent by bedroomsURA records a bedroom count on a rental contract but not on a sale caveat, so bedrooms describe renting only and can never be matched to a price. The size table above is the one that carries a yield.

Nearby areas Each trend line is that area’s own quarterly median price per square foot, scaled to its own range: compare directions, not heights. Gaps are quarters with too few resales to publish a median.

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Median price per ft²

Median resale price

Median lease remaining

How prices are spread in East Region

By flat type

Price by remaining lease, 4-room

Price by floor, 4-room

Buyers: Where does a price sit?

Sellers: How much is my flat worth?

How private prices are spread in East Region

By property type

By sale type

Sellers: How much is my home worth?

Public (HDB) rents in East Region

Private rents in East Region

Rent by unit size

Rent by bedrooms

Nearby areas