East Meadows
East Meadows is a 99-year condominium in District 16 (Bedok) that obtained TOP in 2002, with 482 units across 3 blocks. Across 969 transactions on record, units have recently transacted around S$1.51M (S$1,255 psf, ~1,195 sqft). There are 22 units for sale from S$1.52M to S$1.99M. The lease has approximately 71 years remaining.
| Tenure | 99-year leasehold from 1998 (≈71 years left) |
|---|---|
| TOP year | 2002 |
| Developer | TANAMERA HEIGHTS PTE LTD |
| Units | 482 in 3 blocks |
| District and area | District 16 · Bedok · OCR |
| Nearest MRT | Tanah Merah MRT, 246 m (~4 min walk) |
| Latest median psf | S$1,255 psf, last 12 URA caveats to Sep 2026 |
What's for sale and for rent at East Meadows?
East Meadows has 22 units listed for sale, asking S$1.52M to S$1.99M (median S$1,339 psf), and 58 units for rent at a median of S$1,300 a month.
For sale
22 listings
S$1.52M – S$1.99M
For rent
58 listings
S$850 – S$4,900 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 3-bedroom | 16 | S$1.52M–S$1.99M | S$1,339 psf |
| 4-bedroom | 6 | S$1.80M–S$1.89M | S$1,327 psf |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at East Meadows?
PropKaki has 26 layouts on record for East Meadows, from 2 to 4 bedrooms.
| Bedrooms | Layouts | Sizes |
|---|---|---|
| 2 Bedroom | 1 | — |
| 3 Bedroom | 22 | — |
| 4 Bedroom | 3 | — |
PropKaki holds 2 floor plans for East Meadows.
See East Meadows's floor plans — ask PropKaki.
Ask PropKakisqm ↔ sq ft converterLayouts digitised from developer brochures.
What is the price and PSF at East Meadows?
Units have recently transacted around S$1.51M (S$1,255 psf), at a gross rental yield of about 2.4% (URA caveat data).
Recent median price
S$1.51M
recent · 969 sales on record
Median PSF
S$1,255 psf
recent transactions
Median rent (monthly)
S$3,007
2,460 rentals on record
Gross rental yield
2.4%
indicative, gross
Units currently for sale are asking a median of S$1,339 psf — about 7% above the most recent transacted PSF.
Source: URA caveat data, through Sept 2026.
What has recently sold at East Meadows?
East Meadows has 969 recorded sales; the most recent transacted at S$1,750,000 in Sept 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Sept 2026 | S$1,750,000 | 1,356 | S$1,290 psf |
| Sept 2026 | S$1,650,000 | 1,356 | S$1,217 psf |
| Sept 2026 | S$1,515,000 | 1,195 | S$1,268 psf |
| Jul 2026 | S$1,500,000 | 1,195 | S$1,255 psf |
| Jul 2026 | S$1,400,000 | 1,249 | S$1,121 psf |
| Jul 2026 | S$1,430,000 | 1,195 | S$1,197 psf |
| Jun 2026 | S$1,605,000 | 1,195 | S$1,343 psf |
| May 2026 | S$1,540,000 | 1,195 | S$1,289 psf |
| Apr 2026 | S$2,050,000 | 1,464 | S$1,400 psf |
| Apr 2026 | S$1,660,000 | 1,238 | S$1,341 psf |
| Apr 2026 | S$1,422,000 | 1,249 | S$1,139 psf |
| Mar 2026 | S$1,440,000 | 1,195 | S$1,205 psf |
969 sales and 2,460 rentals on record since Mar 1999. Source: URA.
Are prices at East Meadows rising?
The median transacted PSF at East Meadows has risen 43% over the past 9 years (2017–2026), from S$875 psf to S$1,255 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,255 psf | S$1.51M | 15 | -2.9% |
| 2025 | S$1,293 psf | S$1.60M | 9 | +1.5% |
| 2024 | S$1,274 psf | S$1.57M | 13 | +8.8% |
| 2023 | S$1,171 psf | S$1.49M | 13 | +9.3% |
| 2022 | S$1,071 psf | S$1.30M | 23 | +7.7% |
| 2021 | S$994 psf | S$1.21M | 15 | +5.2% |
| 2020 | S$945 psf | S$1.16M | 7 | +0.0% |
| 2019 | S$945 psf | S$1.16M | 6 | +0.0% |
| 2018 | S$945 psf | S$1.16M | 25 | +8.0% |
| 2017 | S$875 psf | S$1.08M | 22 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
Is East Meadows a good investment?
Of 489 units at East Meadows that were bought and later resold (bought from 1999, resold up to 2026), 82% sold for more than they were bought for, with a median gain of 23% over a median 8.2-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.4%. Units listed now ask about 7% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
82%
of 489 resales here
Median gain
23%
gross, before costs
Median hold
8.2 years
bought to resold
Every unit at East Meadows with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
Where is East Meadows and what's nearby?
East Meadows is located in Bedok, in the East Region of Singapore.
East Meadows is a 99-year condominium completed in 2002. It was developed by TANAMERA HEIGHTS PTE LTD. The development has 482 residential units. It sits on a land area of 22,282 sqm and has a gross floor area of 62,389 sqm. The plot ratio is 2.8.
EAST MEADOWS is located at 30 Tanah Merah Kechil Road, Singapore 465558. It is part of District 16, Bedok / Upper East Coast, Bedok. The project falls within the East Region and the OCR market segment.
The nearest rail connection is Tanah Merah MRT, approximately 246m away, around 4 minutes on foot. Nearby amenities include East Village for shopping, COLD STORAGE SINGAPORE (1983) PTE LTD for groceries, Blk 58 New Upper Changi Road for food options, and Tanah Merah Pg for greenery and recreation. Facilities in the development include Barbeque Area, Covered car park, Function room, Gymnasium room, Jogging track, and Playground.
How far is East Meadows from MRT and schools?
The nearest MRT/LRT to East Meadows is Tanah Merah MRT, about 246 m away (~4 min walk). 6 schools are within 1 km, including 2 primary schools.
Getting around
- Tanah Merah MRT246 m · ~4 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Anglican High SchoolSecondary schoolwithin 1 km423 m
- Bedok View Secondary SchoolSecondary schoolwithin 1 km508 m
- St. Anthony's Canossian Secondary SchoolSecondary schoolwithin 1 km735 m
- St. Anthony's Canossian Primary SchoolPrimary schoolwithin 1 km · P1 priority778 m
- Bedok South Secondary SchoolSecondary schoolwithin 1 km802 m
- Bedok Green Primary SchoolPrimary schoolwithin 1 km · P1 priority951 m
- Temasek Primary SchoolPrimary school1.2 km
- Bedok Green Secondary SchoolSecondary school1.3 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
Who built East Meadows and how big is the development?
East Meadows was developed by TANAMERA HEIGHTS PTE LTD, designed by ONG & ONG ARCHITECTS PTE LTD, with 482 units over up to 15 storeys.
- Developer
- TANAMERA HEIGHTS PTE LTD
- Architect
- ONG & ONG ARCHITECTS PTE LTD
- Main contractor
- POH LIAN CONSTRUCTION PTE LTD
- Floors
- 15 storeys
- Blocks
- 3
- Land area
- 22,282 sqm (239,841 sqft)
- Gross floor area
- 62,389 sqm (671,549 sqft)
- Plot ratio
- 2.80
What facilities does East Meadows have?
East Meadows has 10 facilities, including Barbeque Area, Covered car park, Function room, Gymnasium room, and more.
What does it cost to own a unit at East Meadows?
Buying a unit at East Meadows (~S$1.51M) needs about S$11,090/mo in income and S$5,102/mo in repayments, after S$45,350 stamp duty and a S$379k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.51M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$45,350
BSD, tiered
Downpayment (25%)
S$379k
cash + CPF
Monthly instalment
S$5,102/mo
30y @ 3.5%
Income required
S$11,090/mo
TDSR @ stress rate
How many property agents are active around East Meadows?
7,959 CEA-registered agents closed at least one recorded deal in District 16 — where East Meadows sits — in the last 12 months, across all property types.
Active agents · 12mo
7,959
District 16 · closed ≥1 deal
Deals on record
35,028
all-time · all property types
Source: CEA public transaction records, attributed to District 16 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
Thinking about East Meadows? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from East Meadows's own transactions.
PropKakiRecent units at East Meadows sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about East Meadows
Is East Meadows freehold?⌄
No. East Meadows is on a 99-year lease that started in 1998, with about 71 years left.
How old is East Meadows?⌄
East Meadows was completed (obtained TOP) in 2002, so it is about 24 years old.
Is East Meadows a good investment?⌄
Of 489 units at East Meadows that were bought and later resold (bought from 1999, resold up to 2026), 82% sold for more than they were bought for, with a median gain of 23% over a median 8.2-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.4%. Units listed now ask about 7% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Is East Meadows an EC?⌄
No. East Meadows is a private condominium, not an executive condominium (EC).
Who is the developer of East Meadows?⌄
East Meadows was developed by TANAMERA HEIGHTS PTE LTD.
What is the price of a condo at East Meadows?⌄
Units at East Meadows have recently sold for around S$1.51M (S$1,255 psf), the median of the last 12 URA caveats to Sep 2026. The price depends on size, floor and facing. 22 units are listed for sale from S$1.52M to S$1.99M.
Where is East Meadows located?⌄
East Meadows is at 30 Tanah Merah Kechil Road, Singapore 465558, in Bedok (District 16). The nearest MRT station is Tanah Merah MRT, about 246 m away.
How many units are there in East Meadows?⌄
East Meadows has 482 units in 3 blocks, up to 15 storeys high.
How much do I need to earn to buy at East Meadows?⌄
For a unit around S$1.51M as a first home, you'd need roughly S$11,090/mo in income (assessed at the stress-test rate), with repayments near S$5,102/mo after a S$379k (25%) downpayment and S$45,350 Buyer's Stamp Duty.
Are prices at East Meadows going up?⌄
The median price per square foot at East Meadows has risen about 43% between 2017 and 2026, based on URA caveats. The year-by-year figures are in the price-trend table above.
Which primary schools are within 1 km of East Meadows?⌄
St. Anthony's Canossian Primary School, Bedok Green Primary School are within 1 km of East Meadows. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.