Artist's impression of Archipelago from the air: the five-storey blocks and strata houses among the trees of Bedok Reservoir Park, with the reservoir behind

AGrade

Resale Project Scorecard

Archipelago

D16 · Bedok, Upper East Coast · 99-year leasehold · completed 2015 · 577 units

Grade A, 6.64 out of 10, the 31st highest score among 67 resale condos in District 16.

How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.

TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →

Lease left, about: 84 yrs
Resales, 12 months to Oct 2026: 26
To Bedok North MRT: 390 m

Artist's impression: United Venture Development (Bedok) Pte Ltd

Archipelago Score

A
Grade
Score out of 10: 6.64
Highest score among 67 resale condos in District 16: 31st

Strong project with clear strengths. Standout strengths: project size, MRT access. Key weaknesses: schools.

Project's Historical Performance25%8/10

Avg Ann. of +2.38% — top-quartile performance within its 2015-era cohort (79th percentile).

The district median is 6/10.

Primary School Effect20%1/10

School proximity could not be measured — address geocoding incomplete for this development.

The district median is 9/10.

Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →

Project Size16%10/10

577 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.

The district median is 5/10.

MRT Proximity13%9/10

390 m from Bedok North MRT (DT29) — direct, walk-in MRT access. Strong commuter appeal.

The district median is 9/10.

Rental Yield10%5/10

Rental yield of 3.23% — above-average income return.

The district median is 4/10.

Tenure10%8/10

99YR tenure — about 84 years remaining — no near-term decay concern.

The district median is 10/10.

Future Transformation6%6/10

Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.70km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

The district median is 7/10.

Scores updated October 2026. On the map →

See every stack in 3D: facing, view, sun and floor plan →

Why Archipelago scores 6.64

Archipelago scores 6.64 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 621st of 2,350 resale condos scored in Singapore and 31st of 67 in District 16 (Bedok, Upper East Coast). Its strongest factors are Project Size (10/10) and MRT Proximity (9/10); its weakest is Primary School Effect (1/10).

Factor	This condoArchipelago	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	8/10	6/10	+0.50	74% of district
Primary School Effect20%	1/10	9/10	−1.60	0% of district
Project Size16%	10/10	5/10	+0.80	88% of district
MRT Proximity13%	9/10	9/10	±0.00	30% of district
Rental Yield10%	5/10	4/10	+0.10	64% of district
Tenure10%	8/10	10/10	−0.20	32% of district
Future Transformation6%	6/10	7/10	−0.06	36% of district

Medians are across the 67 scored resale projects in District 16 (Bedok, Upper East Coast). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Archipelago and a median-profile project (7.09). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.

Archipelago Prices

By unit type at Archipelago

Unit type	Size	Sold for	Median PSF	Sales
1-bedroom597 sq ft	597 sq ft	$800,000 to $945,000	$1,467 psf	8
2-bedroom829 sq ft	829 sq ft	$1.32M to $1.65M	$1,674 psf	8
3-bedroom1,399 sq ft	1,399 sq ft	$2.02M to $3.10M	$1,679 psf	7
4-bedroom2,142 sq ft	2,142 sq ft	$3.04M	$1,461 psf	2

Past transactions at Archipelago

Unit

26 resales, Nov 2025 to Oct 2026 · median $1,625 psf · $800,000 to $3,720,000 · all 26 sold at a profit

								Sale
18 Sep 2026	511 Bedok Reservoir Road	4	#04-40401BR · Blk 511	1BR	527	$1,545	$815,000	Resale
9 Sep 2026	531 Bedok Reservoir Road	3	#03-1091092BR · Blk 531	2BR	829	$1,701	$1,410,000	Resale
7 Sep 2026	511 Bedok Reservoir Road	1	#01-39391BR · Blk 511	1BR	667	$1,304	$870,000	Resale
2 Jul 2026	513 Bedok Reservoir Road	3	#03-46462BR · Blk 513	2BR	840	$1,614	$1,355,000	Resale
19 Jun 2026	515 Bedok Reservoir Road	1	#01-56561BR · Blk 515	1BR	667	$1,304	$870,000	Resale
8 Jun 2026	509 Bedok Reservoir Road	4	#04-34343BR · Blk 509	3BR	1,184	$1,720	$2,036,500	Resale
2 Jun 2026	527 Bedok Reservoir Road	1	#01-1001003BR · Blk 527	3BR	1,561	$1,538	$2,400,000	Resale
14 May 2026	531 Bedok Reservoir Road	2	#02-1081083BR · Blk 531	3BR	1,399	$1,715	$2,400,000	Resale
13 May 2026	517 Bedok Reservoir Road	4	#04-67673BR · Blk 517	3BR	1,399	$1,679	$2,350,000	Resale
7 May 2026	525 Bedok Reservoir Road	5	#05-90904BR · Blk 525	4BR	2,637	$1,270	$3,350,000	Resale

Median PSF by month

ArchipelagoD16, all resale condos

Show as a table

Period	Sales	Median PSF	D16
Nov 2025	3	$1,595 psf	$1,516 psf
Dec 2025	1	—	$1,388 psf
Jan 2026	1	—	$1,550 psf
Feb 2026	4	$1,371 psf	$1,509 psf
Mar 2026	2	$1,654 psf	$1,517 psf
Apr 2026	5	$1,640 psf	$1,596 psf
May 2026	3	$1,679 psf	$1,516 psf
Jun 2026	3	$1,538 psf	$1,566 psf
Jul 2026	1	—	$1,478 psf
Aug 2026	—	—	$1,697 psf
Sep 2026	3	$1,545 psf	$1,545 psf
Oct 2026	—	—	—

A month is plotted from two sales up; the district line from ten.

Resales by month

Sellers here made a median +2.7% a year, ranked 29 of 34 in D16 and 471 of 715 condos. See the most profitable condos in D16 →

URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →

Archipelago Rent

Median rent a month: $3,000 to $7,000
Gross yield: 2.7% to 4.1%
Rental contracts: 111

Unit type	Median rent	Most rents	Gross yield	LetsContracts
1-bedroom	$3,000	$2,900 to $3,100	4.1%	38
2-bedroom	$3,900	$3,800 to $4,000	3.4%	41
3-bedroom	$5,350	$5,300 to $5,630	2.7%	24
4-bedroom	$7,000	$7,000 to $7,200	2.8%	8

Rental contracts at Archipelago

113 contracts, Sep 2025 to Aug 2026 · median $3,900 a month · $2,800 to $9,200

Month	Type	Size	Rent a month
Aug 2026	1BR	500 to 600 sq ft	$2,800
Aug 2026	1BR	500 to 600 sq ft	$3,000
Aug 2026	1BR	500 to 600 sq ft	$3,000
Aug 2026	1BR	500 to 600 sq ft	$3,050
Aug 2026	1BR	500 to 600 sq ft	$3,250
Aug 2026	2BR	800 to 900 sq ft	$3,800
Aug 2026	2BR	900 to 1,000 sq ft	$4,000
Aug 2026	2BR	800 to 900 sq ft	$4,000
Aug 2026	3BR	1,100 to 1,200 sq ft	$5,800
Jul 2026	1BR	500 to 600 sq ft	$2,800

URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.

Archipelago By stack

Highest, stack 34: $1,698 psf
Lowest, stack 46: $1,263 psf
Stacks with 2+ resales: 33

Stack	Median PSF	Size	Sold on	Sales
02	$1,422 psf	527 sq ft	Levels 1 to 5	3
03	$1,612 psf	527 sq ft	Levels 4 to 5	2
06	$1,540 psf	931 sq ft	Levels 1 to 2	2
07	$1,309 psf	1,862 sq ft	Levels 4 to 5	2
15	$1,284 psf	667 sq ft	Level 1	2
16	$1,283 psf	597 sq ft	Levels 1 to 5	2
27	$1,555 psf	1,259 sq ft	Levels 1 to 5	2
31	$1,453 psf	527 sq ft	Levels 2 to 4	2

Show the other 25 stacks

Stack	Median PSF	Size	Sold on	Sales
34	$1,698 psf	1,184 sq ft	Levels 3 to 4	2
39	$1,327 psf	527 sq ft	Levels 1 to 4	3
40	$1,596 psf	527 sq ft	Levels 2 to 4	2
42	$1,458 psf	2,185 sq ft	Levels 2 to 5	2
46	$1,263 psf	840 sq ft	Levels 1 to 3	3
48	$1,478 psf	527 sq ft	Levels 2 to 3	2
49	$1,284 psf	840 sq ft	Levels 1 to 4	3
51	$1,583 psf	1,184 sq ft	Levels 2 to 3	2
54	$1,489 psf	1,033 sq ft	Levels 1 to 5	3
55	$1,446 psf	527 sq ft	Level 4	2
56	$1,358 psf	597 sq ft	Levels 1 to 2	2
60	$1,577 psf	931 sq ft	Levels 1 to 5	2
65	$1,526 psf	527 sq ft	Levels 2 to 5	2
67	$1,644 psf	1,399 sq ft	Levels 1 to 4	5
83	$1,587 psf	829 sq ft	Levels 2 to 3	2
86	$1,512 psf	1,184 sq ft	Levels 2 to 4	2
100	$1,538 psf	1,561 sq ft	Levels 1 to 2	3
106	$1,363 psf	829 sq ft	Levels 1 to 5	3
108	$1,492 psf	1,399 sq ft	Levels 2 to 4	3
109	$1,556 psf	829 sq ft	Levels 2 to 5	3
111	$1,481 psf	1,539 sq ft	Levels 1 to 5	3
112	$1,643 psf	931 sq ft	Levels 1 to 5	2
115	$1,397 psf	931 sq ft	Levels 1 to 4	2
117	$1,366 psf	2,540 sq ft	Levels 2 to 5	2
118	$1,544 psf	931 sq ft	Levels 1 to 5	4

Where each stack sits, what it faces and its floor plan, in 3D →

URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →

Archipelago Floor plans

35 layouts from the developer. Tap a plan to open it.

Compare two layouts side by side →Which stacks have each layout, in 3D →

1-Bedroom2 plans · 527 to 667 sq ft

Floor plan of Archipelago type A, 1-Bedroom (Type A), 527 sq ft — Type A1-Bedroom (Type A) · 527 sq ft · 72 homesFull page ↗

Floor plan of Archipelago type AG, 1-Bedroom (Type A), 667 sq ft — Type AG1-Bedroom (Type A) · 667 sq ft · 18 homesFull page ↗

2-Bedroom9 plans · 829 to 1,528 sq ft

Floor plan of Archipelago type B1, 2-Bedroom (Type B), 829 sq ft — Type B12-Bedroom (Type B) · 829 sq ft · 72 homesFull page ↗

Floor plan of Archipelago type B2, 2-Bedroom (Type B), 840 sq ft — Type B22-Bedroom (Type B) · 840 sq ft · 36 homesFull page ↗

Floor plan of Archipelago type B3, 2-Bedroom (Type B), 840 sq ft — Type B32-Bedroom (Type B) · 840 sq ft · 36 homesFull page ↗

Floor plan of Archipelago type C, 2+1-Bedroom (Type C), 980 sq ft — Type C2+1-Bedroom (Type C) · 980 sq ft · 15 homesFull page ↗

Floor plan of Archipelago type BGa, 2-Bedroom (Type B), 1,033 sq ft — Type BGa2-Bedroom (Type B) · 1,033 sq ft · 18 homesFull page ↗

Floor plan of Archipelago type BGb, 2-Bedroom (Type B), 1,033 sq ft — Type BGb2-Bedroom (Type B) · 1,033 sq ft · 14 homesFull page ↗

Floor plan of Archipelago type BGc, 2-Bedroom (Type B), 1,033 to 1,044 sq ft — Type BGc2-Bedroom (Type B) · 1,033 to 1,044 sq ft · 2 homesFull page ↗

Floor plan of Archipelago type PHLOFT b, Penthouse Loft (2+1-bedroom), 1,432 sq ft — Type PHLOFT bPenthouse Loft (2+1-bedroom) · 1,432 sq ft · 7 homesFull page ↗

Floor plan of Archipelago type PHLOFT a, Penthouse Loft (2+1-bedroom), 1,528 sq ft — Type PHLOFT aPenthouse Loft (2+1-bedroom) · 1,528 sq ft · 8 homesFull page ↗

3-Bedroom8 plans · 1,184 to 1,894 sq ft

Floor plan of Archipelago type D1, 3-Bedroom (Type D), 1,184 sq ft — Type D13-Bedroom (Type D) · 1,184 sq ft · 68 homesFull page ↗

Floor plan of Archipelago type D2, 3-Bedroom (Type D), 1,184 sq ft — Type D23-Bedroom (Type D) · 1,184 sq ft · 34 homesFull page ↗

Floor plan of Archipelago type E1, 3+1-Bedroom (Type E), 1,399 sq ft — Type E13+1-Bedroom (Type E) · 1,399 sq ft · 16 homesFull page ↗

Floor plan of Archipelago type E2, 3+1-Bedroom (Type E), 1,399 sq ft — Type E23+1-Bedroom (Type E) · 1,399 sq ft · 8 homesFull page ↗

Floor plan of Archipelago type DGa, 3-Bedroom (Type D), 1,539 sq ft — Type DGa3-Bedroom (Type D) · 1,539 sq ft · 30 homesFull page ↗

Floor plan of Archipelago type DGb, 3-Bedroom (Type D), 1,561 sq ft — Type DGb3-Bedroom (Type D) · 1,561 sq ft · 2 homesFull page ↗

Floor plan of Archipelago type DGc, 3-Bedroom (Type D), 1,561 sq ft — Type DGc3-Bedroom (Type D) · 1,561 sq ft · 2 homesFull page ↗

Floor plan of Archipelago type EG, 3+1-Bedroom (Type E), 1,894 sq ft — Type EG3+1-Bedroom (Type E) · 1,894 sq ft · 8 homesFull page ↗

4-Bedroom6 plans · 1,647 to 2,637 sq ft

Floor plan of Archipelago type F1, 4-Bedroom (Type F), 1,647 sq ft — Type F14-Bedroom (Type F) · 1,647 sq ft · 18 homesFull page ↗

Floor plan of Archipelago type F2, 4-Bedroom (Type F), 1,647 sq ft — Type F24-Bedroom (Type F) · 1,647 sq ft · 9 homesFull page ↗

Floor plan of Archipelago type PH1, Penthouse (4-bedroom), 2,142 sq ft — Type PH1Penthouse (4-bedroom) · 2,142 sq ft · 6 homesFull page ↗

Floor plan of Archipelago type FG, 4-Bedroom (Type F), 2,153 sq ft — Type FG4-Bedroom (Type F) · 2,153 sq ft · 9 homesFull page ↗

Floor plan of Archipelago type PH2b, Penthouse (4-bedroom), 2,540 sq ft — Type PH2bPenthouse (4-bedroom) · 2,540 sq ft · 8 homesFull page ↗

Floor plan of Archipelago type PH2a, Penthouse (4-bedroom), 2,637 sq ft — Type PH2aPenthouse (4-bedroom) · 2,637 sq ft · 5 homesFull page ↗

5-Bedroom10 plans · 2,411 to 3,434 sq ft

Floor plan of Archipelago type G5, 5-Bedroom (Type G), 2,411 sq ft — Type G55-Bedroom (Type G) · 2,411 sq ft · 3 homesFull page ↗

Floor plan of Archipelago type G4, 5-Bedroom (Type G), 2,476 sq ft — Type G45-Bedroom (Type G) · 2,476 sq ft · 3 homesFull page ↗

Floor plan of Archipelago type G3, 5-Bedroom (Type G), 2,530 sq ft — Type G35-Bedroom (Type G) · 2,530 sq ft · 3 homesFull page ↗

Floor plan of Archipelago type PH3, Penthouse (5-bedroom), 2,573 sq ft — Type PH3Penthouse (5-bedroom) · 2,573 sq ft · 2 homesFull page ↗

Floor plan of Archipelago type G2, 5-Bedroom (Type G), 2,583 sq ft — Type G25-Bedroom (Type G) · 2,583 sq ft · 3 homesFull page ↗

Floor plan of Archipelago type G1, 5-Bedroom (Type G), 2,648 sq ft — Type G15-Bedroom (Type G) · 2,648 sq ft · 3 homesFull page ↗

Floor plan of Archipelago type PH4b, Penthouse (5-bedroom), 2,971 sq ft — Type PH4bPenthouse (5-bedroom) · 2,971 sq ft · 3 homesFull page ↗

Floor plan of Archipelago type PH5, Penthouse (5-bedroom), 2,992 sq ft — Type PH5Penthouse (5-bedroom) · 2,992 sq ft · 7 homesFull page ↗

Floor plan of Archipelago type PH4a, Penthouse (5-bedroom), 3,079 sq ft — Type PH4aPenthouse (5-bedroom) · 3,079 sq ft · 3 homesFull page ↗

Floor plan of Archipelago type PH6, Penthouse (5-bedroom), 3,434 sq ft — Type PH6Penthouse (5-bedroom) · 3,434 sq ft · 2 homesFull page ↗

Floor plans: United Venture Development (Bedok) Pte Ltd, Archipelago e-brochure. Developer's plans, approximate and subject to change.

Archipelago Site plan

Every block in 3D, with the sun on each home →

Site plan: United Venture Development (Bedok) Pte Ltd. Developer's illustration, not to scale and subject to change.

Archipelago Notes

How these numbers are worked out

Grade A places Archipelago in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
PSF against the district: $1,625 psf at Archipelago against $1,532 psf across District 16, medians over 12 months.
MRT distance is a straight line on the map; the walking route is longer.
Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,583 psf). A specific unit's value depends on floor, size, facing and condition.
By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (41 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
Factor bars: the black mark on each bar is the district median.
Score: seven weighted factors. Methodology published.

What the score cannot tell you

RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 26 resale caveats at Archipelago ranged from $1,252 psf to $1,786 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 2015, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
The nearest MRT is Bedok North MRT (DT29), 390 m in a straight line. The walking route is usually longer, and bus links are not scored.
OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Archipelago for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

What brings you to Archipelago?

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Archipelago Key facts

District: D16, Bedok, Upper East Coast
Tenure: 99-year leasehold
Lease left: About 84 years
Completed: 2015
Total units: 577
Developer: United Venture Development (Bedok) Pte Ltd

Archipelago Nearby

MRT and LRT (4)

Bedok North (DT29)390 m
Kaki Bukit (DT28)1.2 km
Bedok Reservoir (DT30)1.4 km
Bedok (EW5)1.9 km

Primary schools within 1 km (1)

Damai Primary SchoolWithin 1 km · 52 Bedok Reservoir Crescent180 m

Bus stops (5)

Blk 703Bedok Reservoir RdBuses 5, 21, 59, 65, 22860 m
Opp Blk 701Bedok Reservoir RdBuses 5, 21, 59, 65, 22880 m
Blk 745Bedok Reservoir RdBuses 5, 21, 59, 65, 228220 m
Bet Blks 705/706Bedok Nth RdBuses 23, 60, 60T, 87, 137, 518270 m
Blk 713Bedok Reservoir RdBuses 5, 21, 59, 65, 228280 m

Secondary schools (5)

Damai Secondary School4800 Bedok Reservoir Road790 m
Bedok Green Secondary School360 Bedok North Ave 31.7 km
Springfield Secondary School30 Tampines Avenue 81.7 km
Junyuan Secondary School11 Tampines Street 842.3 km
Manjusri Secondary School20 Ubi Avenue 12.3 km

Childcare (5)

Sunflower Preschool745 Bedok Reservoir Road, #02-3015200 m
Little Footprints Preschool743 Bedok Reservoir Road, #02-3083200 m
Kidz Kulture Schoolhouse743 Bedok Reservoir Road, #01-3081200 m
Kidskingdom @ Bedok Reservoir Llp742 Bedok Reservoir Road, #01-3131220 m
PCF Sparkletots Preschool @ Bedok Reservoir Punggol Blk 713713 Bedok Reservoir Road #01-3960310 m

Straight-line distances from the nearest block of Archipelago, stations to their nearest exit; the walk is longer. Only primary schools within 1 km are listed, measured from the nearest block to each school’s land boundary; this is not MOE’s official figure. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

Archipelago Similar condos

All 67 in District 16 →

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Archipelago Questions

What does Archipelago's RPS grade say — and not say — in 2026?

Archipelago scores 6.64/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 621st of 2,350 Singapore resale condos and 31st of 67 in District 16 (Bedok, Upper East Coast). Strong project with clear strengths. Standout strengths: project size, MRT access. Key weaknesses: schools. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does Archipelago score Grade A, and what would move it?

A District 16 (Bedok, Upper East Coast) project sitting at the district median on all seven factors would score 7.09; Archipelago scores 6.64, 0.45 points below it. It gains most from Project Size (10/10 against a median of 5, +0.80), Project's Historical Performance (8/10 against a median of 6, +0.50) and Rental Yield (5/10 against a median of 4, +0.10). It gives up most on Primary School Effect (1/10 against a median of 9, −1.60) and Tenure (8/10 against a median of 10, −0.20). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at Archipelago?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 26 resale transactions at Archipelago, at a median of $1,625 psf and a median price of $1.40M (range $1,252 psf to $1,786 psf). The median PSF is up 2.7% on the previous 12 months (Nov 2024 – Oct 2025, $1,583 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at Archipelago cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 1-bedroom units of about 597 sq ft sold for $800,000 to $945,000 (8 sales), 2-bedroom units of about 829 sq ft sold for $1.32M to $1.65M (8 sales), 3-bedroom units of about 1,399 sq ft sold for $2.02M to $3.10M (7 sales) and 4-bedroom units of about 2,142 sq ft sold at a median of $3.04M (2 sales) at Archipelago. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How much is the rent at Archipelago, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 1-bedroom units let at a median of $3,000 a month (38 contracts, about 4.1% gross yield), 2-bedroom units let at a median of $3,900 a month (41 contracts, about 3.4% gross yield), 3-bedroom units let at a median of $5,350 a month (24 contracts, about 2.7% gross yield) and 4-bedroom units let at a median of $7,000 a month (8 contracts, about 2.8% gross yield) at Archipelago, from URA rental contracts. Gross yield is a year of the median rent over the median resale price of the same unit type in the 12 months to October 2026, before maintenance fees, property tax, agent fees, vacancy and mortgage interest.

How far is Archipelago from the nearest MRT station?

Archipelago is about 390 m from Bedok North MRT (DT29), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.

How does Archipelago compare with The Calypso?

The Calypso is the project scored next to Archipelago on the District 16 ranking: 6.65 (Grade A) against Archipelago's 6.64 (Grade A). Archipelago scores higher on Project Size (10 vs 3) and Project's Historical Performance (8 vs 5); The Calypso scores higher on Primary School Effect (9 vs 1) and Tenure (10 vs 8).

What is the tenure of Archipelago, and how big is the project?

Archipelago is 99-year leasehold, was completed in 2015, has 577 units and was developed by United Venture Development (Bedok) Pte Ltd. 99YR tenure — about 84 years remaining — no near-term decay concern. 577 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.