West Vs East: Is East Side Really The Best Side?

*Real comments taken from various social media

If you live in Singapore long enough, you've probably heard people (mainly the overly proud Easties) say "East side best side". But is this true? The Westies clearly disagree and this has become the debate of the century. So today we'll settle it for once and for all.

As we all know, Easties have been very loud about how great their side is, and for good reasons. Known for its coastal charm, this side of Singapore gives off a laid back vibe. Many enjoy the proximity to East Coast Park, one of the largest parks on the island, where there are plenty of recreational activities for family and friends. There are barbeque pits, children's playgrounds, food centres, hipster cafes, fancy restaurants and amenities for various sports activities like its very own wake park.

East neighbourhoods, especially along the East Coast, are also popular choices for expats, thanks to the presence of international schools and kindergartens. These areas also offer a variety of Western grocery stores and dining options, making them convenient and appealing for families from abroad.

On top of that, the East side has great connectivity, with expressways making areas like Tampines and the northern parts of the East Coast more accessible. This means commuting to the East is also a lot more manageable, even during peak hours. Just see for yourself! The map below clearly shows that the East has more expressways and roads compared to the west, making it more developed in terms of connectivity.

Source: tomtom

Having Changi Airport so close by is an added advantage as well. It's definitely super convenient for those who travel a lot, whether it's for work or just personal leisures. Plus, Jewel provides an exceptional mix of shopping, dining, and entertainment. For context, this iconic mega mall is integrated to the airport, so it is open to all, even those not travelling.

Easties also take pride in the rich cultural heritage their side has to offer. Just take a look at the colourful shophouses in Katong and Joo Chiat. These preserved architecture represent the history and the Peranakan culture. You can also find traditional cuisines like the famous Katong laksa, which is so iconic that even Gordon Ramsay had to visit.

Source: expedia.com

But beyond the local delights, the East also holds some of the best hawker centres like the Geylang Serai Market and Food Centre and Old Airport Road Food Centre. There are also a lot of new cafes and eateries popping up all over Tanjong Katong, Geylang, Joo Chiat, Siglap and more. The East is practically a treasure trove for foodies. Overall, you'll have no trouble finding amazing eats on this side of the island.

Source: khoogj

With all that's been said, Westies aren't about to let Easties steal all the spotlight. Their side has plenty to offer too! Let's start with Jurong Lake District (JLD). If the East Coast is all about coastal life, Jurong Lake District is all about the hustle. I'm talking about business parks, research and development centres, media hubs and high-tech industries. This district has become such a major economic hub and a hotspot for job opportunities. Even the government is investing in this area to transform it into a leading business hub in Asia, with claims that JLD can provide 100,000 new jobs and 20,000 new homes in 20-30 years time.

Source: ura.gov.sg

This definitely fuels the common misconception that the West side is stressful because it's all business. But in reality, there are beautiful parks and nature reserves on this side of the island. Everyone knows about Jurong Bird Park, but you've also got gems like Bukit Timah Nature Reserve, Jurong Lake Gardens, West Coast Park, and Bukit Batok Nature Park. So, these places are definitely great locations for nature-lovers or families who want to relax and enjoy spending time outdoors.

Source: Ostich trails

The East may have international schools and kindergartens, but the West has several top-ranked educational institutions. From National University of Singapore (NUS) to Nanyang Technological University (NTU) as well as polytechnics like Singapore Polytechnic and Ngee Ann Polytechnic, the West offers quality education options for residents and their children.

Regarding connectivity, the West is actually connected by major expressways like the West Coast Highway, Ayer Rajah Expressway (AYE) and Pan Island Expressway (PIE), along with multiple MRT lines. On top of that, the upcoming (by 2035) Jurong Region Line and Cross Island Line will offer more commuting choices. Additionally, the upcoming Jurong East Integrated Transport Hub (ITH) will make it easier for commuters to switch between transport modes for convenience.

When it comes to food, we've established that the East is blessed with a variety of options. But that doesn't mean that the West has few or no options! There are still plenty of popular eats and even hidden gems that make your journey to the West worth it. There's Beauty World, Jurong West and Teban Gardens, just to name a few. If you know, you know.

Source: Kaizenaire

There's a common perception that the East is more upscale and exclusive, while the West is seen as more ulu. With more land available in the West, there's room for new developments, which tends to make properties there more affordable. This has led many to believe that East side properties are pricier and a better investment. But is that really the case? Let's dive into the data and find out.

But before that, let's first define what we mean by East and West. Here's how I'm classifying each area to keep things consistent.

HDB

HDB sales on the West side's city fringe used to lag behind the East. But since late 2020, they've been steadily climbing, even overtaking the East. However, the fluctuation patterns between the two have been quite similar in recent years, making it hard to definitively say which side offers a better investment opportunity.

Source: PropNex Investment Suite

On the other hand, HDB sales growth outside the city has been clearer, with the East holding a slight edge. This is likely due to the difference in land availability on each side, as I mentioned earlier. However, the fluctuation patterns between the two have been practically parallel over the past decade. This suggests that neither side necessarily has stronger growth and potential.

Source: PropNex Investment Suite

Condos

Condo sales on the city fringe have been a close race, with each side taking turns leading over the years. It's a bit of a back-and-forth, where one side takes the edge, only to be overtaken by the other later on. In recent years, the sales trends between the East and West have followed similar fluctuation patterns as well, with neither side showing a clear long-term advantage.

Source: PropNex Investment Suite

Meanwhile, the West appears to have an advantage in condo sales outside the city. There is potential for their edge to be more sustainable over the long term, which could be due to the growing maturity of estates in the area. Buyers may also be drawn to the expanding amenities, improved infrastructure, and the increasing appeal of upcoming projects as outlined by URA. With the continued government investment in transforming the West into a business and lifestyle hub, this momentum is likely to keep condo sales strong in the foreseeable future.

Source: PropNex Investment Suite

So, is East side really the best side? My answer is:

not necessarily.

At the end of the day, what makes one side better than the other really depends on each person's personal preference. The East gives you a more relaxed seaside vibe and cultural experience. It has some of the best food on the island and excellent connectivity. On the other hand, the West is rapidly developing, especially in the industrial and business hubs. There's also a lot of greeneries that appeal to nature-lovers.

From a real estate perspective, both sides have their merits. Despite public consensus of the East being more upscale and established, Condo sales and HDB trends show that the competition between the two is closer than you might think. For example, West side's new launch, Nava Grove, boasts lush surroundings and tranquil environment, still with great connectivity. Meanwhile, East side's new launch, Emerald of Katong, promises a luxurious lifestyle that combines heritage and modern architecture.

Neither side holds a definitive advantage over the other, so in terms of investment they are pretty much neck and neck. Instead of getting caught up in the East vs. West debate, focus on the critical factors that really drive property investments and their growth. Join us at our upcoming seminar to dive deeper into what truly matters for smart property decisions.

Views expressed in this article belong to the writer(s) and do not reflect PropNex's position.