Existing condo
East Bay Gardens
Lorong G Telok Kurau · Bedok · District 15
: 99-year lease from 1995, about 68 years left · Completed 1995 (EdgeProp) · 40 homes
- Recent sales, median
- S$1,063
- 4 sales in 24 months
- Sales in 12 months
- 2
PropGPT has not researched this condo the way it researches new launches: the figures here come from URA's sale and rental records, public map data and, for asking prices, EdgeProp. Visit, check the unit and the building, and ask for the management corporation's accounts before you offer.
Is it worth buying?
PropGPT financial score
83out of 100
Strong case on the numbers
Confidence: high, most figures known (89% of the weight known)
Adds up the measurable lines below: price against comparable homes, rental yield, the lease, how nearby prices moved, MRT distance and competing supply. 65 or more is a strong case on the numbers, 45 to 64 fair, under 45 weak. It leaves out what only you can judge (layout, school, the view) and is not a valuation or advice.
What makes up the scoreHide what makes up the score
| Part | Mark | Why |
|---|---|---|
| Price vs similar homes nearby25% of the scoreCosts 11% less than similar homes nearby; usually 3% less. | 92 | Costs 11% less than similar homes nearby; usually 3% less. |
| Rental yield vs typical19% of the scoreRent of about 4.2% of the price a year; typical is 3.2%. | 100 | Rent of about 4.2% of the price a year; typical is 3.2%. |
| Price vs other condos in the town13% of the score16% below the typical price of other condos in the town. | 100 | 16% below the typical price of other condos in the town. |
| Value lost to the lease in the next 10 years13% of the scoreAbout 68 years left: the lease takes about 6.5% off its value in the next 10 years. | 35 | About 68 years left: the lease takes about 6.5% off its value in the next 10 years. |
| Nearby homes that beat the market13% of the score6 of 13 nearby projects beat the market. | 44 | 6 of 13 nearby projects beat the market. |
| This condo's own prices vs the marketnot countedNot known yet. | Not known | Not known yet. |
| Distance to the MRT13% of the score324 m to the nearest station. | 97 | 324 m to the nearest station. |
| Competing homes finishing nearby6% of the scoreNo competing homes finishing nearby around the same time. | 100 | No competing homes finishing nearby around the same time. |
What a property agent would weigh up, from public data. Each line gives a plain answer and what it means for you. Open “Show the calculation” on any line for the exact figures.
PropGPT compares private condos and apartments only (ECs with ECs). HDB flats and landed homes are never in these comparisons, and every price is a real sale recorded by URA, not an asking price.
In your favour 5Neutral 2Watch out 0Not known yet 1
Am I paying a fair price?
Price vs similar resale homes nearby · In your favour
Costs about 11% less than similar homes nearby
Condos usually sell for about 3% less than similar homes nearby (the middle figure of 1,294 existing condos PropGPT checked). This one is cheaper than usual for the area.
- This condo
- S$1,063 psf
- Usual for a condo here
- S$1,164 psf
- Similar homes nearby
- S$1,195 psf
Based on 154 resales, Nov 2025 to Nov 2026 · a rough guide only
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What it compares
Each of this condo's own resales (its own 4 resales in the last 24 months) against resale condos and apartments within 1.5 km of a similar size (within 20%), sold Nov 2025 to Nov 2026. Each resale price is scaled to this condo's lease, and to its building age (completed 1995) where the resale's completion year is known. Not included: HDB flats, landed homes, homes resold before completion (sub-sales), and this condo itself.The figures
- This condo: S$1,063 psf, the median of its own 4 resales in the last 24 months.
- Nearby resale: 4 of its 4 own sales are each compared with the median of nearby sales within 20% of its size, after the lease adjustment (154 nearby sales in all). The gap is the median of these per-sale gaps; S$1,195 psf is the nearby price that gap implies.
- Lease adjustment, for example: a freehold resale at S$2,000 psf counts as about S$1,920 against a new 99-year lease (96% of freehold); a 99-year resale with 70 years left at S$1,500 psf counts as about S$1,646.
- Age adjustment: 151 of 154 nearby sales are also scaled to this condo's age (completed 1995), about 0.9% per year of difference. For example, a resale in a building 10 years older at S$1,500 psf counts as about S$1,648. The other 3 have no known completion year and are not age-adjusted.
- Gap: S$1,063 psf ÷ S$1,195 psf − 1 = −11%. Usual gap (the middle of 1,294 existing condos): −3%. In your favour when this gap is 5 percentage points or more below the usual gap; watch out when 5 or more above.
How fair is this comparison?
A rough guide only. Existing homes against existing homes, lease and building age adjusted, each sale against homes of its own size; but neighbours differ in condition, size of development and facilities.What this check cannot see
- Building age is adjusted at one average rate, about 0.9% a year (measured from 10,793 private resales in 1,531 condos, Oct 2025 to Oct 2026). Real prices fall faster in a building's first 15 years and slower after, faster for 99-year leases than freehold, and upkeep differs between buildings.
- The lease adjustment uses the SLA leasehold table (Bala's Table), which values land, not the building; on very old leases it may over-adjust.
- Floor level, view and facing are not adjusted. A condo whose recent sales were mostly high floors looks dearer.
- 1.5 km in a straight line can reach across an expressway, river or park into a different market.
- URA gives one map point per project, so large projects are measured from a single spot.
Price vs other existing condos in Bedok · In your favour
About 16% below the typical price of other existing condos in Bedok
Cheaper than most of the homes you are likely to compare it with.
- This condo
- S$1,063 psf
- Typical in Bedok
- S$1,260 psf
Based on 148 condos · a rough guide only
Show the calculationHide the calculation
What it compares
Each of this condo's own resales (its own 4 resales in the last 24 months) against resales in other existing condos in the same town (URA planning area) of a similar size (within 20%), sold in the same period, each scaled to this condo's lease, and to its building age (completed 1995) where the other condo's completion year is known.The figures
- This condo: S$1,063 psf
- 4 of its 4 own sales are each compared with the median of sales of a similar size in 148 other existing condos in Bedok. The gap is the median of these per-sale gaps; S$1,260 psf is the town price that gap implies.
- Age adjustment: 142 of the 148 other condos are also scaled to this condo's age (completed 1995), about 0.9% per year of difference. The other 6 have no known completion year and are not age-adjusted.
- In your favour when 10% or more below the typical price; watch out when 10% or more above.
How fair is this comparison?
A rough guide only. Same town, lease and building age adjusted, each sale against homes of its own size; but condition and distances to the MRT differ within a town.What this check cannot see
- Building age is adjusted at one average rate, about 0.9% a year (measured from 10,793 private resales in 1,531 condos, Oct 2025 to Oct 2026). Real prices fall faster in a building's first 15 years and slower after, faster for 99-year leases than freehold, and upkeep differs between buildings.
Can it earn or hold its value?
Rental yield · In your favour
About 4.2% of the price a year in rent, before costs
More than the typical 3.2% for existing condos, so rent would cover more of your costs if you let it out.
- This condo
- 4.2%
- Typical for existing condos
- 3.2%
Based on 652 rental contracts, Q1 2026 to Q3 2026
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What it compares
Rents of condos and apartments of similar size within 1.5 km (URA rental contracts, last 4 quarters), per sq ft, × 12, against this condo's price per sq ft.The figures
- Nearby rent: S$3.70 per sq ft a month, median of 652 contracts (URA, Q1 2026 to Q3 2026)
- Yield = S$3.70 × 12 ÷ S$1,063 psf = 4.2%. In your favour when 0.3 percentage points or more above the typical yield; watch out when 0.3 or more below.
How fair is this comparison?
Fair. Rents of similar homes nearby, not of this condo.What this check cannot see
- Gross yield: property tax, maintenance fees, agent fees and empty months usually take 1 to 2 percentage points off.
- URA records rented sizes as ranges (for example 900–1,000 sq ft); PropGPT uses the middle.
- Building age is not adjusted: a 25-year-old condo and a 3-year-old one count the same, so part of any gap is simply new against old.
Lease · Neutral
99-year leasehold, about 68 years left
Worth about 85% of a freehold home now and about 79% in 10 years (SLA leasehold table).
Based on URA's title record
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What it compares
Years left on the lease, from URA's lease start year.The figures
- Lease value now: 85% of freehold; in 10 years: 79%.
- SLA leasehold table (Bala's Table).
How fair is this comparison?
Very fair. A fact about this home.What this check cannot see
- Bala's Table describes land value; what buyers pay for old leases does not follow it exactly.
How nearby homes' prices moved · Neutral
6 of 13 nearby projects rose faster than the whole market
Homes around here have moved roughly with the market.
Based on 13 nearby projects, sales from Oct 2021 · a rough guide only
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What it compares
For each project within 1.5 km with enough sales: the median price of its first 12 months of sales in PropGPT's data against its resales in the last 12 months, at least 2 years apart, compared with URA's private non-landed price index over the same quarters.The figures
- THE TRUMPS (243 m): +25% from 2022-Q2 to 2026-Q1; market +21%
- ASTORIA PARK (356 m): +27% from 2022-Q2 to 2026-Q2; market +21%
- PARC ELEGANCE (409 m): +17% from 2022-Q2 to 2026-Q2; market +21%
- THE SEAWIND (805 m): +11% from 2022-Q2 to 2026-Q2; market +21%
- PARC ESTA (1,108 m): +13% from 2022-Q3 to 2026-Q2; market +16%
- ST PATRICK'S RESIDENCES (1,159 m): +28% from 2021-Q4 to 2026-Q2; market +25%
- In your favour when 60% or more of nearby projects beat the market; watch out at 40% or fewer.
How fair is this comparison?
A rough guide only. Each project against itself over time, so like for like within a project; but the projects are not this one.What this check cannot see
- PropGPT's sales data starts in October 2021, so an older project's 'first year' is a resale year, not its launch.
- A project's early sales may be small units and later ones large, or the other way round.
- Past price moves do not predict future ones.
How this condo's prices moved · Not known yet
Not known yet
Fewer than 5 sales early and 5 sales recently, at least 2 years apart.
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What it compares
This condo's median resale price per sq ft in its first 12 months in PropGPT's data (from October 2021) against its last 12 months, compared with URA's private non-landed price index over the same quarters.MRT · In your favour
324 m to Kembangan MRT Station
Within an easy walk; homes near stations are in steady demand from buyers and tenants.
Based on LTA station exits and URA Master Plan 2019, worked out 2 Nov 2026
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What it compares
Straight-line distance from the project's map point to the nearest MRT or LRT exit in service (LTA), and to the nearest planned station (URA Master Plan 2019).The figures
- Nearest planned station: Bedok South (planned), 4,060 m
- In your favour within 500 m of a station in service or planned; watch out over 1 km from both.
How fair is this comparison?
Very fair. A fact about this location.What this check cannot see
- Straight-line distance: walking routes are longer, often by a third.
- Planned stations can be years away and dates change.
What could go wrong?
Competing homes finishing nearby · In your favour
No other unfinished projects within 1.5 km due around the same time
No competition from other new homes when you want to rent out or sell.
Based on URA's list of projects not yet completed, worked out 2 Nov 2026
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What it compares
Homes in other private projects within 1.5 km that URA lists as not yet completed, due in the next few years.The figures
- URA pipeline of private homes not yet completed.
- In your favour when there are none; watch out at 1,000 homes or more.
How fair is this comparison?
Fair. Counts homes, not who will sell or rent them.What this check cannot see
- Completion years in URA's pipeline often shift by a year or more.
- Land sold but not yet in URA's pipeline is not counted.
- 1.5 km in a straight line can reach across an expressway, river or park into a different market.
Cost to buy, hold and sell · Fact
S$47,350 in stamp duty for the estimated price
Profit only starts after these costs are covered.
Based on today's IRAS stamp duty rates
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What it compares
Stamp duties under the current IRAS rates for the price shown.The figures
- Stamp duty on S$1.55M: S$47,350 (assumes a Singapore citizen buying a first home)
- Selling within 4 years of buying costs seller's stamp duty of 16% falling to 4%; buying now, that ends around Nov 2030.
- A completed home: the full loan starts at once, and a buyer's agent fee (often 1%) is usual if you use one.
How fair is this comparison?
Very fair. Worked out for this price.What this check cannot see
- Assumes a Singapore citizen buying a first home until you add your details.
Good to know (not judged)
Sales in the last 12 months · Fact
2 resales
More sales mean a clearer price and an easier sale later. Few sales make every figure here less certain.
Based on URA sales, Nov 2025 to Nov 2026
Completed · Fact
1995
Older buildings need more upkeep; very old ones may be en bloc candidates.
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The figures
- From EdgeProp, checked 2026-10-22.
PropGPT calculations from URA and data.gov.sg, updated 2 Nov 2026. PropGPT is not a licensed estate agency and does not act for buyers or sellers. These figures are not a valuation, a forecast or financial advice, and past results nearby do not predict future returns. How each line is worked out
What it costs
Estimates from what homes here actually sold for. URA records each home's size, not its bedrooms, so the bedroom count is a guess from floor area.
| Size (bedrooms, a guess) | Typical size | Median price | Range | Sales |
|---|---|---|---|---|
| 3-bedroom 1,000–1,399 sq ft | 1,399 sq ft | S$1.55M | S$1.53M to S$1.58M | 2 in 24 months |
| 4-bedroom 1,400–1,899 sq ft | 1,711 sq ft | S$1.74M | S$1.71M to S$1.76M | 2 in 24 months |
Asking prices now
- 3-bedroomS$1.60M S$1,144 psf
A sample of listings on EdgeProp, checked 2026-10-22. Asking prices are what sellers hope for; homes usually sell for less. Listings may have sold since.
See current listings on EdgeProp, 99.co or PropertyGuru.
Stamp duty on S$1,555,000: S$47,350 (assumes a Singapore citizen buying a first home). A completed home: the full loan starts at once.
Recent sales
Every resale and sub-sale recorded by URA, newest first. URA gives floors as a range of five.
| Month | Size | Floor | Price | PSF |
|---|---|---|---|---|
| Oct 2026 | 1,399 sq ft | 01-05 | S$1,580,000 | S$1,129 |
| Sept 2026 | 1,711 sq ft | 01-05 | S$1,765,000 | S$1,032 |
| Oct 2025 | 1,399 sq ft | 01-05 | S$1,530,000 | S$1,094 |
| May 2025 | 1,711 sq ft | 01-05 | S$1,710,000 | S$999 |
| May 2024 | 1,399 sq ft | 01-05 | S$1,355,000 | S$969 |
| Aug 2023 | 1,711 sq ft | 01-05 | S$1,540,000 | S$900 |
| Jul 2022 | 1,711 sq ft | 01-05 | S$1,500,000 | S$877 |
| Jul 2022 | 1,399 sq ft | 01-05 | S$1,208,000 | S$863 |
| Jun 2022 | 1,528 sq ft | 01-05 | S$1,400,000 | S$916 |
| Feb 2022 | 1,528 sq ft | 01-05 | S$1,350,000 | S$884 |
| Nov 2021 | 1,399 sq ft | 01-05 | S$1,250,000 | S$893 |
| Oct 2021 | 1,399 sq ft | 01-05 | S$1,245,000 | S$890 |
Location
- Nearest mrt station
- Kembangan MRT Station
- 324 m · ~5 min walk
- Nearest school
- St. Stephen'S School
- 527 m · ~7 min walk
- Nearest park
- Telok Kurau Pk
- 352 m · ~5 min walk
- Nearest supermarket
- Ntuc Fairprice Co-Operative Ltd
- 654 m · ~9 min walk
URA gives one map point per condo. Open data from LTA, NParks, MOE and SFA (data.gov.sg). Map: OpenFreeMap, OpenStreetMap contributors.
What next?
Compare East Bay Gardens with other condos in Find the best buys. Before you make an offer, view the unit and check the price against the recent sales above.