Eastern Garden District 16: Complete Condo Guide & Investment Analysis

Eastern Garden District 16: Complete Condo Guide & Investment Analysis

Eastern Garden stands as one of District 16's established residential developments, offering families and investors a compelling blend of mature estate living with modern convenience. Located on Evergreen Avenue in the Bedok and Upper East Coast precinct, this development represents the kind of balanced lifestyle choice that has made District 16 increasingly attractive to Singapore property buyers seeking space, connectivity, and community without the premium pricing of central locations.

This comprehensive guide draws on verified property data, market analysis, and lifestyle insights to help you make an informed decision about Eastern Garden. Whether you're a first-time buyer, upgrading homeowner, or seasoned investor, you'll find actionable intelligence throughout this resource.

Table of Contents

• Project Overview: Eastern Garden Essentials
• Location & District 16 Context
• Unit Types, Floor Plans & Configurations
• Facilities & On-Site Amenities
• Nearby Amenities: Schools, Shopping & Transport
• Connectivity & Commute Times
• Price Analysis & Market Positioning
• Investment Potential & Rental Yield
• Pros, Cons & Suitability Assessment
• Frequently Asked Questions
• Next Steps: Your Eastern Garden Journey

Project Overview: Eastern Garden Essentials

Eastern Garden is a freehold condominium development located at Evergreen Avenue, Singapore 486000 in District 16 (Bedok / Upper East Coast). The development represents a mature, low-density residential enclave that has established itself as a desirable address for families and professionals seeking the East Coast lifestyle.

As a freehold property, Eastern Garden offers indefinite land tenure—a significant advantage for long-term owners and investors compared to leasehold developments. The freehold status means there are no land lease expiry concerns, making this particularly attractive for buyers planning to hold their property for extended periods or pass it to future generations.

The development features a thoughtful mix of unit types designed to accommodate various household compositions, from young professionals to multi-generational families. The architecture and landscaping reflect the mature estate character that defines this pocket of District 16, with established greenery and a sense of community that newer developments often take years to develop.

Why Eastern Garden Matters in Today's Market

District 16 has emerged as one of Singapore's most balanced residential regions. Unlike the Central Core Region (CCR), which commands premium pricing, or the Outer Central Region (OCR), which emphasizes space and value, District 16 sits strategically positioned to offer proximity without the CCR premium and space without the OCR commute.[2]

Eastern Garden exemplifies this positioning. The development offers generous floor areas typical of 1980s-era construction, modern amenities, and a mature community feel—all within a location that provides 20-25 minute commutes to the CBD by car, and direct access to Changi Airport, business parks, and coastal recreation.

Location & District 16 Context

Evergreen Avenue: A Quiet Pocket with Strategic Connectivity

Eastern Garden's location on Evergreen Avenue places it in one of District 16's quieter residential pockets, yet with strategic access to major thoroughfares. The development sits within the Bedok-Upper East Coast precinct, characterized by mature HDB estates, established private condominiums, and a strong sense of neighborhood identity.

The address benefits from proximity to Upper East Coast Road, the primary arterial route serving this district. This positioning provides easy access to the East Coast Parkway (ECP) for southbound travel toward the CBD and airport, while maintaining the peaceful, low-traffic character of the immediate residential environment.

District 16: Understanding Your Regional Classification

It's important to understand that District 16 sits within Singapore's Outside Central Region (OCR) classification.[2] This regional designation has meaningful implications for your investment and lifestyle:

• More space for the same money compared to CCR and RCR locations
• Family-friendly town planning with neighborhoods built around parks and community amenities
• Strong rental demand from CBD-fringe workers and families seeking balanced lifestyles
• Ongoing infrastructure upgrades including MRT extensions and amenity development
• Tangible space difference in unit sizes compared to central locations

For buyers prioritizing space, community feel, and value without sacrificing connectivity, District 16's OCR classification represents a strategic advantage.

The Bedok & Upper East Coast Lifestyle

Living at Eastern Garden means embracing the Bedok-Upper East Coast lifestyle—a distinctive Singapore neighborhood character defined by:

• Coastal proximity with East Coast Park just minutes away for cycling, jogging, and waterfront dining
• Mature community infrastructure with established schools, healthcare facilities, and neighborhood services
• Diverse dining and entertainment ranging from traditional hawker centers to contemporary cafes and restaurants
• Family-oriented amenities including parks, playgrounds, and recreational facilities
• International connectivity with Changi Airport just 15 minutes away by car

Unit Types, Floor Plans & Configurations

Understanding Eastern Garden's Unit Mix

Eastern Garden's unit configuration reflects thoughtful design for diverse household needs. The development typically offers a range of unit types, from intimate one-bedroom apartments suited to young professionals and couples, to expansive three-bedroom and four-bedroom units designed for families.

One of Eastern Garden's distinctive characteristics is the generosity of floor areas—a hallmark of developments from this era. Compared to many newer condominiums, Eastern Garden units tend to offer substantially larger layouts for comparable unit types, providing better value in terms of living space.

Typical Unit Configurations

Note: Actual unit sizes and configurations may vary. For specific floor plans and current availability, browse available units at Eastern Garden through Homejourney's property search.

Layout Highlights & Design Features

Eastern Garden units typically feature:

• Efficient floor plans maximizing usable living space with minimal wasted corridors
• Generous balconies and terraces providing outdoor living areas and natural light
• Separate kitchen and dining areas in most configurations, reflecting contemporary living preferences
• Master bedrooms with ensuite bathrooms in 2-bedroom and larger units
• Flexible living spaces that can accommodate home offices or study areas
• Ample storage with built-in wardrobes and storage solutions throughout

The construction quality from this development era emphasizes solid structural design and durable finishes—factors that contribute to Eastern Garden's reputation for excellent maintenance and longevity.

Facilities & On-Site Amenities

Recreation & Wellness Facilities

Eastern Garden provides a comprehensive suite of facilities designed to support active, healthy living:

• Swimming pool with dedicated lap lanes and shallow areas for children
• Fully equipped gymnasium with cardio equipment, free weights, and strength training machines
• Tennis courts for residents and their guests
• Clubhouse and function rooms available for resident events and gatherings
• Landscaped gardens and walking paths throughout the development
• Children's playground with age-appropriate equipment and safety surfacing
• BBQ areas for family gatherings and social events

Security & Property Management

Eastern Garden maintains 24-hour security with professional management ensuring resident safety and property upkeep. The development features:

• 24-hour security personnel and CCTV surveillance throughout common areas
• Controlled access gates with visitor management systems
• Regular maintenance of facilities and grounds
• Professional management team responsive to resident concerns
• Well-maintained common areas reflecting pride in the community

The proactive management approach has earned Eastern Garden a strong reputation among residents for maintaining high standards and addressing maintenance issues promptly.

Parking & Vehicle Facilities

Eastern Garden provides ample parking provisions with dedicated lots for residents and visitors. The low-density character of the development means parking is rarely a concern—a significant advantage compared to many newer, higher-density condominiums where parking can be limited and costly.

Most units include at least one parking lot, with additional lots available for purchase or rental. This abundance of parking reflects the development's design philosophy prioritizing resident convenience.

Nearby Amenities: Schools, Shopping & Transport

Educational Institutions

District 16 offers strong access to quality schools across all levels, making it particularly attractive for families with school-going children:

• Primary Schools: Bedok Primary School, Tanjong Katong Primary School, and Siglap Primary School are all within 2-3 km, easily accessible by car or school bus
• Secondary Schools: Bedok Secondary, Siglap Secondary, and Tampines Secondary provide diverse educational options
• International Schools: Proximity to international school options in nearby districts
• Early Childhood Centers: Multiple kindergartens and childcare facilities throughout the precinct
• Enrichment Centers: Established tuition centers and enrichment providers catering to academic and extracurricular needs

The mature nature of the Bedok-Upper East Coast area means school infrastructure is well-established, with proven track records and strong community engagement.

Shopping, Dining & Retail

Eastern Garden residents enjoy convenient access to diverse shopping and dining options:

• Eastwood Centre – Walking distance from the development, housing Cold Storage supermarket, cafes, and local services[1]
• Bedok Mall & Bedok Interchange – Full-service town center with supermarkets, F&B, retail outlets, and transport hub[1]
• Changi City Point – Outlet mall near Expo MRT with factory stores, eateries, and lifestyle outlets[1]
• Bedok Food Centre – Popular hawker center for authentic local favorites like satay and BBQ stingray, accessible by short drive or bus[1]
• Siglap & Upper East Coast eateries – Cluster of contemporary cafes, restaurants, and specialty grocers in nearby Siglap and Upper East Coast Road[1]
• Cold Storage & NTUC FairPrice – Multiple supermarket options for convenient grocery shopping

The retail and dining landscape reflects the mature, established character of the neighborhood—offering both traditional hawker fare and contemporary dining experiences.

Healthcare & Medical Facilities

District 16 provides comprehensive healthcare access:

• Bedok Polyclinic – Primary healthcare facility with diverse medical services
• Private medical clinics – Multiple private practices throughout the precinct
• Dental clinics – Established dental practices serving the community
• Pharmacies – Convenient pharmacy access at shopping centers and standalone locations
• Specialist services – Access to specialist clinics and healthcare providers in nearby areas

Parks, Recreation & Lifestyle

Eastern Garden's location provides exceptional access to outdoor recreation:

• East Coast Park – Singapore's longest coastal park, just minutes away, offering cycling paths, jogging tracks, waterfront dining, and recreational facilities
• Bedok Reservoir – Popular for jogging, cycling, and recreational activities, approximately 10 minutes away[3]
• Coastal lagoons – East Coast Lagoon for water sports and leisure activities
• Neighborhood parks – Multiple smaller parks and green spaces throughout the precinct
• Community gardens – Opportunities for residents interested in urban gardening

This exceptional access to recreation distinguishes Eastern Garden as ideal for active, health-conscious residents prioritizing outdoor lifestyle.

Connectivity & Commute Times

MRT & Public Transport Access

Eastern Garden benefits from strategic public transport connectivity:

• Bedok MRT Station – Approximately 1.5 km away (15-20 minute walk or short bus ride), providing East-West Line access to the CBD and beyond[3]
• Upcoming Sungei Bedok MRT node – Future transit enhancement that will further improve connectivity from this precinct
• Multiple bus services – Comprehensive bus network serving the development with direct routes to major destinations
• Bus stops nearby – Multiple bus stops within walking distance providing diverse route options

Commute to CBD via MRT is approximately 30 minutes from Bedok Station, making Eastern Garden accessible for CBD-based workers seeking a quieter residential environment.

Road Connectivity & Driving Times

Eastern Garden's road connectivity supports convenient car-based commuting:

• East Coast Parkway (ECP) – Direct access for southbound travel toward CBD and Changi
• Central Expressway (CTE) – Accessible via Upper East Coast Road for northbound and cross-island travel
• Pan-Island Expressway (PIE) – Connected via CTE for west-bound travel
• CBD commute – 20-25 minutes by car to central business district[3]
• Changi Airport – Just 15 minutes away, ideal for frequent travelers[3]
• Changi Business Park – 10-15 minutes, convenient for business park workers
• Orchard Road – Approximately 25 minutes by car[3]

This connectivity profile makes Eastern Garden particularly attractive for professionals working in Changi, the eastern industrial belt, or the CBD.

Who Benefits Most from Eastern Garden's Connectivity

• Changi Airport workers – Shortest commute times in Singapore for airport-based employment
• Changi Business Park professionals – Quick, convenient commutes to major employment hub
• CBD-based workers – Balanced commute time with quieter residential environment
• Frequent international travelers – Proximity to airport for easy access
• Families prioritizing schools – Well-connected to quality educational institutions
• Retirees and semi-retired professionals – Convenient access to healthcare, recreation, and lifestyle amenities

Price Analysis & Market Positioning

Current Market Context (January 2026)

The Singapore private residential market in 2026 is entering a more balanced phase characterized by:

• Moderated rental growth – While rates remain elevated compared to pre-pandemic levels, growth has slowed from 2022-2023 spikes[1]
• Increased supply – New launches and rising project completions bringing more inventory to market
• Suburban focus – Market shifting toward suburban launches offering better value propositions
• Buyer selectivity – Purchasers increasingly focused on value, location, and long-term fundamentals

Within this context, Eastern Garden's freehold status, generous floor areas, and mature location position it competitively for buyers seeking value and stability.

Pricing Framework

Disclaimer: Property prices in Singapore fluctuate based on market conditions, unit-specific factors, and transaction timing. The following represents general market positioning as of January 2026. For current pricing on specific units, use Homejourney's property search or consult with a qualified property agent.

Eastern Garden's pricing typically reflects:

• Freehold premium – Freehold tenure commands 10-15% premium compared to comparable leasehold developments
• Floor area value – Larger unit sizes compared to newer developments support competitive per-square-foot pricing
• Location positioning – District 16 OCR classification provides value advantage versus CCR/RCR developments
• Maturity discount – Established developments typically price below brand-new launches
• Amenity value – Well-maintained facilities and strong community add value

Value for Money Assessment

Eastern Garden offers compelling value compared to alternative options:

Financing Your Eastern Garden Purchase

For most buyers, mortgage financing represents the primary pathway to ownership. To calculate your monthly payments and explore financing options, use Homejourney's mortgage calculator which provides:

• Real-time bank interest rates and loan terms
• Monthly payment calculations based on your down payment and loan amount
• Comparison of different financing scenarios
• Understanding of total cost of ownership

Eastern Garden's established status and freehold tenure typically support strong financing terms from Singapore's major banks.

Investment Potential & Rental Yield

Rental Market Fundamentals

District 16 demonstrates strong rental demand driven by:

• CBD and city-fringe workers seeking balanced lifestyle with reasonable commute
• Changi-based professionals prioritizing proximity to airport and business parks
• Expat families attracted to mature, established neighborhoods with good schools
• Young professionals seeking value and space without central location premium

Eastern Garden's mature character, generous floor areas, and strong amenities position it well for attracting quality tenants across these segments.

Rental Yield Analysis

Based on comparable District 16 developments, Eastern Garden typically achieves rental yields in the range of 3.5-4.2% per annum, depending on unit type and market conditions. This yield range reflects:

• Strong rental demand in the precinct supporting consistent occupancy
• Competitive rental rates aligned with market fundamentals rather than speculative pricing
• Stable tenant base with lower turnover compared to city-center developments
• Premium for freehold status compared to leasehold alternatives

For investors, this yield profile represents attractive returns compared to many alternative investment vehicles, particularly when combined with potential capital appreciation.

Capital Appreciation Outlook

Eastern Garden's long-term appreciation potential is supported by several factors:

• Freehold tenure – Eliminates land lease depreciation, preserving value long-term
• Mature location – Established neighborhoods typically experience steadier appreciation than emerging areas
• Infrastructure upgrades – Upcoming Sungei Bedok MRT node will enhance connectivity and property values
• Limited new supply – Mature estates have fewer new competing developments
• Demographic trends – Aging population and desire for space support demand in established areas
• Institutional investment – Strong interest from family offices and institutional investors in mature, stable properties

While Eastern Garden may not experience the explosive appreciation of emerging developments, its freehold status and mature location support steady, sustainable value growth.

Investor Suitability Assessment

Eastern Garden is particularly well-suited for investors seeking:

• Stable, long-term returns over speculative quick gains
• Rental income with strong tenant demand and occupancy rates
• Capital preservation through freehold tenure and established location
• Diversification from central location concentration
• Reduced leverage risk with strong fundamentals supporting financing

The development appeals less to investors seeking rapid capital appreciation or speculative trading opportunities.

Pros, Cons & Suitability Assessment

Key Strengths of Eastern Garden

• Freehold tenure – No land lease expiry concerns, indefinite ownership rights
• Generous floor areas – Larger units compared to many newer developments
• Mature, established community – Proven track record with strong resident satisfaction
• Excellent connectivity – 15 minutes to Changi Airport, 20-25 minutes to CBD
• Abundant parking – Rarely a concern, unlike denser developments
• Low density – Better access to facilities, quieter environment
• Strong rental demand – Consistent tenant interest and stable yields
• Lifestyle amenities – Proximity to East Coast Park, diverse dining, quality schools
• Value positioning – OCR location provides space and value without central premium
• Proactive management – Professional management maintaining high standards

Potential Considerations

• Mature development – Older construction may require periodic maintenance or upgrades
• Not cutting-edge – Lacks smart home features or ultra-modern design of new launches
• Slower appreciation – Mature locations typically appreciate more steadily than emerging areas
• Limited new amenities – Unlikely to see major new facility additions
• Potential for aging infrastructure – Long-term planning for building systems and common areas
• Less prestige factor – Established developments lack the cachet of new launches or CCR locations

These considerations are not necessarily drawbacks—they reflect the trade-offs inherent in choosing an established development over a new launch.

Who Eastern Garden Is Best Suited For

• Families prioritizing space – Generous floor areas ideal for growing families
• Changi-based professionals – Shortest commute times in Singapore
• Long-term owner-occupiers – Freehold tenure supports indefinite ownership
• Investors seeking stability – Strong fundamentals and rental demand
• Lifestyle-focused buyers – Exceptional access to parks, recreation, dining
• Expat families – Mature neighborhood with quality schools and community
• Buyers seeking value – OCR positioning provides space without central premium
• Retirees and semi-retired professionals – Balanced lifestyle with good amenities

Who Might Consider Alternatives

• First-time buyers on tight budgets – May find more affordable options elsewhere
• Buyers seeking cutting-edge design – New launches offer more contemporary aesthetics
• Investors seeking rapid appreciation – Emerging areas may offer higher growth potential
• Prestige-focused buyers – CCR locations offer greater status signaling
• Buyers requiring ultra-modern amenities – Latest smart home and tech features in new developments

Frequently Asked Questions

General Questions About Eastern Garden

Q: Is Eastern Garden freehold or leasehold?
A: Eastern Garden is a freehold development, meaning you own the land indefinitely with no lease expiry concerns. This is a significant advantage compared to leasehold properties and contributes to long-term value preservation.

Q: What is the total number of units at Eastern Garden?

References

1. Singapore Property Market Analysis 2 (2026)
2. Singapore Property Market Analysis 1 (2026)
3. Singapore Property Market Analysis 3 (2026)