Eastpoint Green Review — Tampines / Pasir Ris · D18
HuatScore: 75/100 — Solid Choice!
Is Eastpoint Green a good buy?
HuatScore rates Eastpoint Green 75/100 — a "Solid Choice!" verdict. That makes it a solid buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.8% yield. Strongest card: Both anchors locked in. Main watch-out: District price gap is wide. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Completed: 1998
- Units: 684
- Developer: Nissho Iwai / Far East Organization
- Avg PSF: ~$1,081 psf
- Price from: S$0.89M
Live market data
- Resale transactions (12mo): 26
- Recent resale PSF: ~$1,150 psf
- Gross rental yield: 3.8%
What works in its favour
- Both anchors locked in: 153m to CHANGKAT PRIMARY SCHOOL and 483m (~6-min walk) to Simei MRT (Exit A). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Hot resale demand: Demand pulse 87/100 — 26 resales in the last 12 months. Units turn over fast; easy to find buyers when you exit.
- Real gross yield: 3.8%: Yield is above the SG private market median (~3.2%). Decent cash flow buffer if interest rates climb. Based on URA median rent (2026Q1) over the project's real resale PSF.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- District price gap is wide: New launch PSF is +33% above the 5–10 year resale median in Tampines / Pasir Ris. Market needs ~7 years of growth to match the entry price.
- 4 new launches competing in D18 · Tampines / Pasir Ris: 4 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who Eastpoint Green suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.8% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
Eastpoint Mall 477m away — weekend no need drive. Lease 69 years left — financing starts to pinch.