RPS · Resale Project Scorecard
Double Bay Residences — Grade A
RPS score 7.12/10 · D18 · Pasir Ris, Tampines · 646 units · scored across 7 weighted factors — methodology published.
99YR · Sim Lian Group · TOP 2012
Strong project with clear strengths. Standout strengths: capital appreciation, project size. Key weaknesses: schools, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 1/10
Avg Ann. of +3.20% places this condo in the top 10% of its 2012-era cohort — exceptional capital appreciation relative to peers of the same vintage.
1 primary school within 1km (CHANGKAT PRIMARY SCHOOL, 0.42km away). Adequate but narrow school optionality.
646 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.45km from Simei Mrt Stn (EW3) — short walk to MRT, good transport convenience.
Rental yield of 3.41% — above-average income return.
99YR tenure — about 81 years remaining — no near-term decay concern.
Marginal future-catalyst exposure — nearest driver: Bayshore precinct (Bedok East) at 3.21km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: Changkat Primary School.
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The verdict· Scores updated September 2026
Double Bay Residences scores 7.12 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 295th of 2,357 resale condos scored in Singapore and 19th of 44 in District 18 (Pasir Ris, Tampines). Its strongest factors are Project's Historical Performance (10/10) and Project Size (10/10); its weakest is Future Transformation (1/10). Strong project with clear strengths. Standout strengths: capital appreciation, project size. Key weaknesses: schools, future transformation.
See all 44 scored condos in District 18 (Pasir Ris, Tampines) →
RPS · Resale Project Scorecard
Recent resale transactions at Double Bay Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 17 resale transactions, median $1,468 psf, median price $1.84M. Median PSF is up 3.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,423 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 4 | $1,466 psf | $2.02M |
| Jan–Mar 2026 | 6 | $1,469 psf | $1.86M |
| Apr–Jun 2026 | 5 | $1,468 psf | $1.47M |
| Jul–Sep 2026 | 2 | $1,318 psf | $2.27M |
| 12-month total | 17 | $1,468 psf | $1.84M |
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.
Double Bay Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 295th of 2,357, scores updated September 2026.
- Is Double Bay Residences a good buy in 2026?
- Double Bay Residences scores 7.12/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 295th of 2,357 Singapore resale condos and 19th of 44 in District 18 (Pasir Ris, Tampines). Strong project with clear strengths. Standout strengths: capital appreciation, project size. Key weaknesses: schools, future transformation. 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 Double Bay Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 17 resale transactions at Double Bay Residences, at a median of $1,468 psf and a median price of $1.84M (range $1,091 psf to $1,587 psf). The median PSF is up 3.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,423 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Double Bay Residences from the nearest MRT station?
- Double Bay Residences is about 450m from Simei MRT (EW3), 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 Double Bay Residences compare with Sea Horizon?
- Sea Horizon is the project scored next to Double Bay Residences on the District 18 ranking: 7.14 (Grade A) against Double Bay Residences's 7.12 (Grade A). Double Bay Residences scores higher on MRT Proximity (8 vs 4) and Project Size (10 vs 8); Sea Horizon scores higher on Primary School Effect (3 vs 7) and Future Transformation (1 vs 5).
- Which primary schools are within 1km of Double Bay Residences?
- One primary school is within 1km of Double Bay Residences: Changkat Primary School. 1 primary school within 1km (CHANGKAT PRIMARY SCHOOL, 0.42km away). Adequate but narrow school optionality. Double Bay Residences 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 Double Bay Residences, and how big is the project?
- Double Bay Residences is 99-year leasehold, completed in 2012, has 646 units, developed by Sim Lian Group. 99YR tenure — about 81 years remaining — no near-term decay concern. 646 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 Double Bay Residences in Pasir Ris, Tampines
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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