RPS · Resale Project Scorecard
Casa Merah — Grade A
RPS score 6.99/10 · D16 · Bedok, Upper East Coast · 556 units · scored across 7 weighted factors — methodology published.
99YR · Wing Tai Holdings · TOP 2009
Strong project with clear strengths. Standout strengths: project size, MRT access. Key weaknesses: schools.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 7/10
Avg Ann. of +3.36% — top-quartile performance within its 2009-era cohort (71th percentile).
2 primary schools within 1km (nearest: ST. ANTHONY'S CANOSSIAN PRIMARY SCHOOL at 0.71km). Moderate school access.
556 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
290m from Tanah Merah Mrt Stn (EW4) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.21% — above-average income return.
99YR tenure — about 79 years remaining; some long-term decay exposure but not imminent.
Strong future-catalyst exposure — closest driver: Xilin MRT (DT37, DTL3e) at 0.43km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.
Primary schools within 1km: ST. Anthony's Canossian Primary School, Bedok Green Primary School.
The verdict· Scores updated September 2026
Casa Merah scores 6.99 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 354th of 2,357 resale condos scored in Singapore and 21st of 68 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 (3/10). Strong project with clear strengths. Standout strengths: project size, MRT access. Key weaknesses: schools.
See all 68 scored condos in District 16 (Bedok, Upper East Coast) →
RPS · Resale Project Scorecard
Recent resale transactions at Casa Merah
12 months to September 2026 (Oct 2025 – Sep 2026): 22 resale transactions, median $1,534 psf, median price $1.92M. Median PSF is up 2.1% on the previous 12 months (Oct 2024 – Sep 2025, $1,502 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 4 | $1,524 psf | $1.90M |
| Jan–Mar 2026 | 7 | $1,532 psf | $1.91M |
| Apr–Jun 2026 | 10 | $1,568 psf | $1.94M |
| Jul–Sep 2026 | 1 | $1,552 psf | $2.40M |
| 12-month total | 22 | $1,534 psf | $1.92M |
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.
Casa Merah: frequently asked questions
Answers generated from the scorecard data — RPS rank 354th of 2,357, scores updated September 2026.
- Is Casa Merah a good buy in 2026?
- Casa Merah scores 6.99/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 354th of 2,357 Singapore resale condos and 21st of 68 in District 16 (Bedok, Upper East Coast). Strong project with clear strengths. Standout strengths: project size, MRT access. Key weaknesses: schools. 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 Casa Merah?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 22 resale transactions at Casa Merah, at a median of $1,534 psf and a median price of $1.92M (range $1,178 psf to $1,618 psf). The median PSF is up 2.1% on the previous 12 months (Oct 2024 – Sep 2025, $1,502 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Casa Merah from the nearest MRT station?
- Casa Merah is about 290m from Tanah Merah MRT (EW4), 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 Casa Merah compare with Optima @ Tanah Merah?
- Optima @ Tanah Merah is the project scored next to Casa Merah on the District 16 ranking: 7.00 (Grade A) against Casa Merah's 6.99 (Grade A). Casa Merah scores higher on Project Size (10 vs 8); Optima @ Tanah Merah scores higher on MRT Proximity (9 vs 10) and Rental Yield (5 vs 6).
- Which primary schools are within 1km of Casa Merah?
- 2 primary schools are within 1km of Casa Merah: ST. Anthony's Canossian Primary School, Bedok Green Primary School. 2 primary schools within 1km (nearest: ST. ANTHONY'S CANOSSIAN PRIMARY SCHOOL at 0.71km). Moderate school access. Casa Merah scores 3/10 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 Casa Merah, and how big is the project?
- Casa Merah is 99-year leasehold, completed in 2009, has 556 units, developed by Wing Tai Holdings. 99YR tenure — about 79 years remaining; some long-term decay exposure but not imminent. 556 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%.
Scored either side of Casa Merah 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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