RPS · Resale Project Scorecard
Bleu @ East Coast — Grade A
RPS score 6.78/10 · D16 · Bedok, Upper East Coast · 62 units · scored across 7 weighted factors — methodology published.
FH · SIM LIAN (EAST COAST) PTE LTD · TOP 2008
Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: total returns, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 7/10
Avg Ann. of +3.68% — top-quartile performance within its 2008-era cohort (70th percentile).
1 primary school within 1km (TEMASEK PRIMARY SCHOOL, 0.22km away). Adequate but narrow school optionality.
62 units — very small project; niche product with thin resale market.
0.41km from Bayshore Mrt Stn (TE29) — short walk to MRT, good transport convenience.
Rental yield of 2.73% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Strong future-catalyst exposure — closest driver: Bayshore MRT (TE29, TEL5) at 0.58km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.
Primary schools within 1km: Temasek Primary School.
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The verdict· Scores updated September 2026
Bleu @ East Coast scores 6.78 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 478th of 2,357 resale condos scored in Singapore and 26th of 68 in District 16 (Bedok, Upper East Coast). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Rental Yield (3/10). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: total returns, project size.
See all 68 scored condos in District 16 (Bedok, Upper East Coast) →
RPS · Resale Project Scorecard
Recent resale transactions at Bleu @ East Coast
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,546 psf, median price $2.58M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,546 psf | $2.58M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,546 psf | $2.58M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Bleu @ East Coast: frequently asked questions
Answers generated from the scorecard data — RPS rank 478th of 2,357, scores updated September 2026.
- Is Bleu @ East Coast a good buy in 2026?
- Bleu @ East Coast scores 6.78/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 478th of 2,357 Singapore resale condos and 26th of 68 in District 16 (Bedok, Upper East Coast). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: total returns, project size. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Bleu @ East Coast?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Bleu @ East Coast, at a median of $1,546 psf and a median price of $2.58M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Bleu @ East Coast from the nearest MRT station?
- Bleu @ East Coast is about 410m from Bayshore MRT (TE29), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Bleu @ East Coast compare with Limau Park?
- Limau Park is the project scored next to Bleu @ East Coast on the District 16 ranking: 6.79 (Grade A) against Bleu @ East Coast's 6.78 (Grade A). The two are level on every factor.
- Which primary schools are within 1km of Bleu @ East Coast?
- One primary school is within 1km of Bleu @ East Coast: Temasek Primary School. 1 primary school within 1km (TEMASEK PRIMARY SCHOOL, 0.22km away). Adequate but narrow school optionality. Bleu @ East Coast scores 9/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Bleu @ East Coast, and how big is the project?
- Bleu @ East Coast is freehold, completed in 2008, has 62 units, developed by SIM LIAN (EAST COAST) PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 62 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Bleu @ East Coast in Bedok, Upper East Coast
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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