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District 16 · Singapore

East Meadows

Private residential property research, grounded in recorded Singapore transactions.

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Fair value & asking price

A 1,190 sq ft home in East Meadows

Comparable sales
Comparable-sale benchmarkS$1,480,000

S$1,430,000 – S$1,613,250

Middle 50% of recorded prices
12 comparable sales over 12 months

5.4% below the benchmarkS$80,000 less than comparable median
Recent comparable saleS$1,400,000
Comparable medianS$1,480,000
S$0Both bars use the same price scaleS$2,400,000
Below rangeUnder S$1,430,000
Within rangeS$1,430,000–1,613,250
Above rangeOver S$1,613,250

Recorded sale from 2026-07. Add an asking price above to compare a home you are considering. The shaded range covers the middle 50% of similar-sized resale prices. The benchmark is their median, not an adjusted or bank valuation.

Median price / sq ft
S$1,239
Comparable sales
12Past 12 months
Recorded PSF change
-4.4%Latest 12 months vs previous 12
Recorded tenure
99-year leasehold

Price performance over time

Quarterly resale prices per sq ft for the selected size band

2021-09–2026-07
East Meadows quarterly median resale prices, with the middle 50 percent range. Gaps indicate fewer than five sales. 8849981,1111,2251,338 Q4 2021: S$1,004 / sq ft; 7 salesQ1 2022: S$1,008 / sq ft; 8 salesQ2 2022: S$1,067 / sq ft; 8 salesQ2 2023: S$1,194 / sq ft; 5 sales Q3 2021Q1 2024Q3 2026
Median recorded PSFMiddle 50% of prices

Completed sales, not a forecast. Plotted periods have at least five matching sales. Boundary periods may be incomplete; changes in the units sold can move the median.

View quarterly figures
PeriodSalesMedian / sq ftMiddle 50%
Q3 20211Insufficient sales—
Q4 20217S$1,004S$982–1,032
Q1 20228S$1,008S$1,000–1,055
Q2 20228S$1,067S$1,047–1,093
Q3 20221Insufficient sales—
Q4 20223Insufficient sales—
Q1 20234Insufficient sales—
Q2 20235S$1,194S$1,171–1,217
Q3 20232Insufficient sales—
Q4 20232Insufficient sales—
Q1 20243Insufficient sales—
Q2 20244Insufficient sales—
Q3 20243Insufficient sales—
Q4 20242Insufficient sales—
Q1 20251Insufficient sales—
Q2 20253Insufficient sales—
Q3 20253Insufficient sales—
Q4 20252Insufficient sales—
Q1 20263Insufficient sales—
Q2 20264Insufficient sales—
Q3 20263Insufficient sales—

Price versus other developments

District 16 · 99-year leasehold

East MeadowsS$1,239

12 sales · This development

CasafinaS$1,289

7 sales

Tanamera CrestS$1,181

6 sales

Bayshore ParkS$1,355

5 sales

Aquarius By The ParkS$1,360

11 sales

Median resale PSF over 12 months, using the same size band. Peers need five sales and are ordered by price proximity. Location, lease age, floor and condition are not adjusted.

Where the price sits

Against other district 16 transactions

LowerHigher6 / 100

Price percentile

17.9% below the district 16 median of S$1,509 / sq ft.

Based on 142 other sales. A lower relative price does not by itself establish that a property is undervalued.

Price versus the local market

The distribution of district 16 resale prices for similar-sized homes

142 transactions
Recorded resale prices per square foot, with a marker for the market median and this development.S$1,028–1,153 / sq ft: 3 salesS$1,153–1,278 / sq ft: 15 salesS$1,278–1,403 / sq ft: 36 salesS$1,403–1,528 / sq ft: 26 salesS$1,528–1,654 / sq ft: 14 salesS$1,654–1,779 / sq ft: 19 salesS$1,779–1,904 / sq ft: 15 salesS$1,904–2,029 / sq ft: 6 salesS$2,029–2,154 / sq ft: 7 salesS$2,154–2,279 / sq ft: 1 salesS$1,028S$2,279 / sq ft
East Meadows: S$1,239 / sq ftMarket median: S$1,509 / sq ft

Bar height shows the number of other transactions in each price band. Same district where published, tenure group, 12-month window and ±15% size band. This development is excluded from the market sample.

View price bands
Price / sq ftRecorded sales
S$1,028–1,1533
S$1,153–1,27815
S$1,278–1,40336
S$1,403–1,52826
S$1,528–1,65414
S$1,654–1,77919
S$1,779–1,90415
S$1,904–2,0296
S$2,029–2,1547
S$2,154–2,2791

What traded in this development

Unit sizes in recorded resales over the past 12 months

Under 750 sq ft: 0 sales (0.0%)750–1,199 sq ft: 8 sales (57.1%)1,200–1,799 sq ft: 6 sales (42.9%)1,800 sq ft and above: 0 sales (0.0%)14recorded sales
Under 750 sq ft
00.0%
750–1,199 sq ft
857.1%
1,200–1,799 sq ft
642.9%
1,800 sq ft and above
00.0%

Completed resale activity across all sizes, not the mix of homes currently for sale. Bedroom counts are not inferred from floor area.

The sales behind the comparison

1,012–1,369 sq ft · Past 12 months

MonthSizeFloor bandRecorded pricePrice / sq ft
2026-071249 sq ft1–5S$1,400,000S$1,121
2026-071195 sq ft6–10S$1,500,000S$1,255
2026-071195 sq ft1–5S$1,430,000S$1,197
2026-061195 sq ft6–10S$1,605,000S$1,343
2026-051195 sq ft6–10S$1,540,000S$1,289
2026-041249 sq ft1–5S$1,422,000S$1,139
2026-041238 sq ft6–10S$1,660,000S$1,341
2026-031195 sq ft1–5S$1,440,000S$1,205

Up to eight recent matching sales shown; the recent comparison contains 12 matching sales in this window. The history chart also includes older matching sales. View all 78 published sales across all sizes. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Source: URA. Transaction records are subject to corrections and rolling five-year coverage. Last checked 6 Sep 2026, 16:03 SGT. Source documentation · Licence / terms · Full methodology

All recorded resales in East Meadows 78 · All published history

Resale price history

2021-09–2026-07 · All unit sizes in the current published URA dataset. Older sales provide historical context and do not extend the recent valuation window.

Scroll the table horizontally on smaller screens. Prices are completed transactions, in SGD.

MonthBlock / developmentTypeAreaFloor bandRecorded pricePrice / sq ft
2025-01East MeadowsCondominium111 m²11–15S$1,520,000S$1,272
2024-12East MeadowsCondominium114 m²11–15S$1,590,000S$1,296
2024-11East MeadowsCondominium128 m²11–15S$1,780,000S$1,292
2024-10East MeadowsCondominium113 m²6–10S$1,600,000S$1,315
2024-09East MeadowsCondominium126 m²6–10S$1,695,000S$1,250
2024-08East MeadowsCondominium113 m²6–10S$1,550,000S$1,274
2024-07East MeadowsCondominium113 m²1–5S$1,575,000S$1,295
2024-06East MeadowsCondominium115 m²11–15S$1,578,888S$1,276
2024-06East MeadowsCondominium113 m²11–15S$1,542,500S$1,268
2024-05East MeadowsCondominium126 m²11–15S$1,680,000S$1,239
2024-04East MeadowsCondominium115 m²11–15S$1,510,000S$1,220
2024-03East MeadowsCondominium113 m²1–5S$1,570,000S$1,291
2024-03East MeadowsCondominium113 m²11–15S$1,495,000S$1,229
2024-01East MeadowsCondominium113 m²1–5S$1,300,000S$1,069
2023-12East MeadowsCondominium126 m²6–10S$1,580,000S$1,165
2023-10East MeadowsCondominium126 m²6–10S$1,650,000S$1,217
2023-08East MeadowsCondominium114 m²6–10S$1,500,000S$1,222
2023-07East MeadowsCondominium111 m²6–10S$1,450,000S$1,214
2023-05East MeadowsCondominium126 m²1–5S$1,620,000S$1,194
2023-05East MeadowsCondominium113 m²6–10S$1,490,000S$1,225

Explore the neighbourhood

What’s around East Meadows — before you book a viewing.

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URA project coordinates. The pin marks the development reference point. Get directions.

MRT stations

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Parks & green spaces

Food & markets

Nearby places within 3 km. Distances are approximate straight-line measurements from the development point, not walking routes or entrance-to-entrance distances. Schools: MOE directory matched to SLA OneMap postcodes. Check MOE’s home–school distance rules for admission eligibility. MRT points do not establish entrance access or current service status. Catalogue checked 6 Sep 2026. Sources and coverage.

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