We’re Upgrading From A 5-Room HDB On A Single Income At 43 — Which Condo Is Safer?

Hi Stacked, We are upgrading from our five-room HDB flat to a condo. We have already sold our flat and have narrowed our choices to Savannah Condopark and Eden at Tampines.

Since we are a single-income family and I’m already 43 years old, I want to be prudent about the purchase. Our main requirement is a three-bedroom condo unit with maximum livable space, but in a development that’s not too old. I don’t think I will be able to sell this property and upgrade in the future, given my age.

In your view, between Savannah Condopark and Eden at Tampines, which would be a better buy for us?

Hi, and thanks for writing to us!

Before we start to compare Savannah Condopark with The Eden at Tampines for your needs, it’s worth stepping back and considering where you are on your property journey.

From what you’ve shared, a few things are clear. You’re upgrading from a five-room flat to a condominium, you’re on a single income, and you’re already in your early 40s. You’re also being realistic about the likelihood that this will be your last major upgrade.

But this doesn’t necessarily mean this will be your last home. It’s good to keep your options open for the future, and perhaps this may be your final step from public housing into private property.

In the future, you may find yourself in a situation to rightsize to a smaller condo unit or return to an HDB flat as your needs change. When that happens, you don’t want your property to become a trap that you’re stuck in. 

Instead, we suggest that you think of this next step as buying a long-term family home, which is also a property and preserves the option to rightsize later, just in case circumstances warrant it.

Thus, you’ll want your property to work on two levels:

First, it must be comfortable, practical, and livable for the next 10 to 20 years.

Second, it should remain a property that can potentially be sold without excessive difficulty, just in case you do need to move or rightsize for future reasons.

Overall, this would put you in a very different position from a younger upgrader with multiple moves ahead, or a pure investor chasing returns.

That being said, we should ask: What does “a good buy” mean in practical terms?

You’re not buying this home to flip or seek profit, so a “good buy” here means a home that minimises financial risk to you (including future considerations), whilst also being a home that you’re truly comfortable in. 

In practical terms, that means prioritising:

• enough space to live comfortably over the long term
  
• monthly property expenses that stay manageable on a single income
  
• a unit type that you could reasonably sell without loss or difficulty, just in case future circumstances require rightsizing or moving

We think a more useful question we can help answer for you is:

Which option is less likely to put you under pressure financially or cause issues at resale, 10 to 20 years from now? 

Let’s look at how both developments compare in this regard:

Both developments share the same lease start year, so age-wise and from this perspective, neither has an advantage.

Eden is a more compact project and slightly denser due to its smaller site. Savannah Condopark sits on a much larger land plot, but it also carries a higher unit count. As a result, overall density is not dramatically different between the two projects.

A notable difference is that Savannah Condopark was a fully private condo from the start, whilst The Eden at Tampines began as an Executive Condominium (EC). However, having long since passed the 10-year mark, Eden is now fully privatised. In practical terms today, the EC status is less relevant.

It might matter in the sense that, in some people’s opinions, ECs from the past had less polish than fully private condos. But this is a very subjective generalisation, and isn’t always true.

Overall, based on these fundamentals like age, tenure, unit density, and unit mix, neither has a clear edge. 

When it comes to location, however, there’s a notable difference.

The good news is that the locations of both condos have improved significantly thanks to the Downtown Line (DTL) in 2017. Both Eden and Savannah Condopark were built before the Tampines East and Upper Changi stations were operational.

So while they used to be considered very “ulu” condos by some, today the proximity of the MRT stations provides relatively convenient access to a variety of regional neighbourhood hubs. This is significant, as Tampines MRT Interchange, on the East-West and Downtown lines, has grown into a regional hub with three malls and office spaces.

Savannah Condopark is still some distance away from Upper Changi station on the DTL. The station is also next to the Singapore University of Technology and Design (SUTD) campus, but retail options in the area are limited.

The most convenient cluster of malls and retail amenities might be Eastpoint Mall next to Simei MRT station on the EWL. But this is not within walking distance from the condo.

It means that day-to-day convenience depends quite heavily on driving, deliveries, or short bus commutes for groceries and meals. For households that prefer everything within walking distance, this can be a drawback.

In comparison, Eden at Tampines is located relatively close to Tampines East station on the DTL. The condo is also next to Tampines Mart, which offers a supermarket, food options, and basic services. This makes everyday errands easier.

Eden also has three primary schools within a one-kilometre radius – East Spring Primary School, Chongzheng Primary School, and Yumin Primary School. In contrast, only East Spring Primary School is within 1km from Savannah Condopark.

Overall, Eden’s location is more accessible and amenity-dense, while Savannah Condopark trades convenience for a quieter, more private environment. It’s up to personal preference over which to prioritise.

How have the two projects performed in the property market?

To evaluate this, we’ll look at how both developments have appreciated over the past 10 years.

We’ll first compare the price movement of Savannah Condopark vs The Eden at Tampines, and then we’ll compare them to other 99-year leasehold condos in the same district – District 18 (D18) – as well as the Singapore-wide leasehold market.

We’ll focus only on subsale and resale transactions.

Both Savannah Condopark and The Eden at Tampines have underperformed other 99-year condos, both within D18 and across the island. This is expected to some extent, as both condos are older properties. 

Between the two, The Eden at Tampines has delivered a relatively stronger performance with an annualised growth rate of 4.23%, compared to 3.22% for Savannah Condopark. While Eden was privatised long ago, this may be a reflection of its relatively lower launch price as a subsidised housing project, which reflects as a stronger percentage growth over time. 

For example, we can see The Eden at Tampines started with a lower average $PSF in 2015, though it has overtaken Savannah Condopark in recent years. 

But average $PSF figures can be skewed due to the mix of unit transacted, as smaller units tend to have a higher $PSF and vice versa; so this alone does not tell the full story.

Price growth in both developments were relatively flat from 2015 to around 2019. It was only from 2020 that resale prices rose. However, we postulate that this was due to a housing supply mismatch in the post Covid-19 pandemic period that affected the entire private residential property market, and not inherent to either project.

Since unit sizes can skew the $PSF, we also need to compare based on the specific unit types and the actual overall price (quantum) of the units. 

We’ll focus only on three-bedroom units as this is most relevant to your question.

Average $PSF Comparison

Average Price Comparison

Based on the data, Eden at Tampines saw higher $PSF growth, but the overall quantum of its units remained lower than that of Savannah Condopark.

Overall, the data shows that The Eden at Tampines has outperformed Savannah Condopark across three-bedroom unit types on a $PSF basis, over the past decade. 

The key thing to remember is that $PSF is a bit of an abstraction, whereas quantum – the actual dollar price – tends to be a more relatable figure for buyers. While Eden’s $PSF has risen higher, its overall prices remain lower because its units are smaller. 

Savannah is much cheaper in $PSF terms, but its units are relatively larger, which results in a higher absolute price.

Now it makes sense to compare the floor plans of the unit types to see if either has a decisive advantage.

Where possible, we’ll compare units of as similar size as possible to keep the analysis fair, although Savannah’s units are generally larger.

Savannah Condopark 3 Bedroom (1,238 sq ft)

Eden at Tampines 3 Bedroom (1,238 sq ft)

Both projects offer three-bedders in a range of sizes. This time our comparisons are approximately the same size at about 1,238 sq ft, but note that this is one of the smaller sized three-bedder in Savannah, whilst Eden’s three-bedder here is already mid-sized for the project.

Savannah Condopark’s unit is a three-bedder + study, while The Eden at Tampines offers a three-bedder, two-bathroom layout. That said, the “study” in Savannah Condopark functions more as a study corner than a fully enclosed room.

Savannah Condopark features more clearly segregated living and dining areas, whereas The Eden at Tampines adopts a more open-plan layout, with living and dining sharing a space. Both kitchens are enclosed and come with a yard, home shelter, and WC. The Eden At Tampines also includes a dry kitchen area, which Savannah Condopark lacks; so Eden has the clear edge here. 

In terms of bedroom usability, all three bedrooms at The Eden at Tampines can comfortably accommodate a double bed, while one of the common bedrooms in Savannah Condopark is better suited to a single bed. Both master bathrooms come with bathtubs, but Savannah Condopark’s master bedroom includes a walk-in wardrobe, which Eden does not. Again, those wasteful bay windows or planters can be found in some rooms for both projects.

Despite being identical in size, we feel The Eden’s layout feels more spacious. This is due to a shorter path to the bedrooms, and the open-plan configuration where the dry kitchen is better integrated with the living and dining area.

Comparing the two units, the one at The Eden at Tampines is priced $25,000 higher than its counterpart at Savannah Condopark – a relatively modest difference in the broader context of their overall price range.

When comparing average three-bedder prices across the board though (not just these two specifically), Savannah’s three-bedders tend to be around $22,000 higher on average; a difference that’s not too significant. 

When you consider that Eden at Tampines also has a stronger location overall, this tends to make it appear as the stronger and more practical choice. 

Where do the two projects stand in comparison to their neighbours?

While capital appreciation isn’t a factor in your search for a new home, we’ll still be taking a look at it in the event that you wish to sell and right-size in the future.

Most homeowners in their 50s and 60s typically sell their relatively more spacious homes in order to realise the value of their property, and unlock capital to support their retirement. Since we cannot fully rule this out for you, we’ll take a look at how both developments compare to their surrounding projects to get an idea of their relevance now and in the future.

What projects are in the vicinity of Savannah Condopark?

The surrounding area features a mix of freehold and 99-year leasehold developments, with Savannah Condopark being one of the newer projects among them.

Among the nearby 99-year leasehold options, Savannah Condopark also stands out for its lower project density, which may appeal to buyers who prefer more open spaces and a less congested living environment.

Let us now examine how these developments have performed over the past decade.

The data indicates that the freehold projects in the area have generally delivered stronger annualised growth rates compared to nearby 99-year leasehold developments.

Among the three 99-year leasehold projects, Savannah Condopark sits in the middle of the pack in terms of its resale price performance. Its results are not far behind Changi Rise Condo, which is the strongest performer within this group.

That said, $PSF alone does not tell the full story. Absolute prices matter too, as they influence the size of the potential buyer pool.

Since your focus is on three-bedroom units, we will now examine the average transacted prices and unit sizes for this unit type across these developments.

Average three-bedroom prices around Savannah Condopark

Savannah Condopark’s average three-bedroom price in 2025 remains relatively lower compared to the surrounding freehold projects, with the gap ranging from about $158,000 to $447,000.

However, within the group of 99-year leasehold developments, it records the highest average price for a three-bedroom unit. This premium comes with trade-offs: Melville Park is around eight years older, while Changi Rise Condo offers smaller average unit sizes. These differences in age and size help explain the price dispersion within the 99-year leasehold group of condos.

Overall, Savannah Condopark distinguishes itself through a combination of its relatively younger age, competitive pricing, and larger unit sizes. This positioning becomes especially compelling when compared with the nearby freehold projects, where buyers pay a substantially higher premium based on transaction data.

As such, Savannah Condopark appears most relevant for buyers seeking a more affordable, reasonably sized three-bedroom unit, albeit with an upside in price growth that may be capped by the presence of higher-priced freehold developments in the same area.

Now that we have an idea of how Savannah Condopark performs relative to its surrounding peers, let’s examine the same for Eden at Tampines.

What projects are in the vicinity of The Eden At Tampines?

The Eden at Tampines has few comparable neighbouring projects within its immediate vicinity; the closest comparable developments are located across the TPE along Flora Road and Flora Drive.

In practice, buyers rarely limit their search to just the next street. Instead, they tend to compare across nearby clusters that offer similar accessibility and housing types.

That said, being separated by an expressway introduces differences in accessibility, amenities, and day-to-day convenience, which can influence buyer preferences and price behaviour.

As such, while this comparison remains useful for the broad context, it should be treated as an approximate benchmark rather than a strict like-for-like match.

Let us now examine how these projects have performed.

Among these projects, The Eden at Tampines records one of the highest annualised growth rates between 2015 and 2025, placing it broadly in line with several older freehold developments. It has also outperformed most of the younger 99-year leasehold projects within this cluster.

A common characteristic shared by The Eden at Tampines and a number of the older freehold projects is that they began with relatively lower average $PSF levels in 2015.

By 2025, their prices have largely caught up with those of some newer developments, suggesting that lower entry pricing combined with sustained demand has supported stronger long-term growth.

That said, these surrounding projects differ from The Eden at Tampines in terms of amenity access. Most are not within walking distance of an MRT station and are located further from Loyang Point, the nearest neighbourhood mall, often requiring a walk of more than 15 minutes.

In contrast, The Eden at Tampines benefits from being the only project in its immediate area and from its closer proximity to amenities, which may help explain its relatively stronger performance.

We will also examine the average transacted prices and unit sizes of 3-bedroom units across these developments.

Average three-bedroom prices around The Eden at Tampines

The Eden at Tampines ranks among the more affordable options in terms of three-bedroom units within this comparison group. While some of the newer 99-year leasehold projects record lower average prices, they often feature smaller unit sizes.

When compared with nearby freehold developments, the price gap ranges from approximately $89,000 to $429,000. Although a difference of around $89,000 may appear modest for an upgrade to freehold tenure, this comes with trade-offs in terms of amenity proximity and day-to-day convenience.

Taken together, these factors place The Eden at Tampines in a relatively favourable position, offering a balance between price, unit size, tenure, and accessibility. This helps explain its competitive performance within the broader cluster of developments.

How do the two projects compare in terms of affordability?

Let’s walk through the numbers based on the transacted prices of the two 1,238 sqft units highlighted earlier in the floor plan analysis, both of which were sold in 2025.

*The actual home loan rate as of 2026 is likely to be much lower than 4%, but we use 4% because this is the floor rate set by MAS, and it’s the rate used by lenders to calculate limitations like your debt servicing ratio. 

Based on the transacted prices, the two units above are priced just $25,000 apart, meaning the differences in upfront funds required, loan quantum, and monthly mortgage repayments are relatively marginal.

The average prices of three-bedroom units in both developments show a comparable gap, suggesting that choosing one project over the other is unlikely to result in a meaningful difference in either upfront or ongoing monthly outgoings.

Our figures are also conservative. Since your HDB has already been sold, you probably have more than the minimum 25% down payment available. Paying more than the minimum would further reduce the loan quantum and monthly repayments. 

Practically speaking, from our perspective, neither project should place noticeably more strain on your finances.

Beyond the purchase price, it’s also worth factoring in monthly maintenance fees and the condition of common facilities, as these recurring costs remain long after even the mortgage is paid off. These costs may also rise as the condos age further.

So which project should you choose, and what should you do next?

To summarise the trade-offs more clearly, the table below highlights how the two projects compare across key lifestyle considerations.

An advantage you have, as a more senior buyer, is that you’ve been a homeowner for long enough to know what you need to prioritise – be it more space, or more amenities within walking distance.

You’re also realistic enough to know this is likely your last upward climb on the ladder. But as we’ve mentioned, you shouldn’t assume that you will never have to rightsize; midlife is just that, the middle, and there are ways to go yet.

So while the price performance matters, consider it secondary to having a place you can live in comfortably, for at least the next 10 to 20 years. In any case, you can see from the price growth that both projects are reaching a plateau, in terms of how much and how fast they can keep appreciating – if investment returns were the main focus, neither would be considered. These two projects are for homeowners at this point. 

Savannah Condopark has larger-sized units, and if your lifestyle prioritises more space, that may be the right choice for you. But if you can do with a bit less, the units at Eden tend to be more efficient in terms of their layout, and the overall absolute cost is typically more affordable.

That aside, a lot comes down to specific units, so we’d suggest the following:

• Shortlist the specific three-bedders in both developments
  
• Put the layouts next to the asking prices
  
• Decide if extra space is something your family will truly use
  
• spend time walking the surrounding neighbourhoods to see which one you can visualise yourself living in

The end decision should be a home that’s liveable, that you can afford without stress, and that you can still rightsize from later on, if it becomes necessary.