RPS · Resale Project Scorecard
East Bay Gardens — Grade C
RPS score 5.25/10 · D15 · East Coast, Marine Parade · 40 units · scored across 7 weighted factors — methodology published.
99YR · Majlis Ugama Islam Singapura · TOP 1995
Below-average project with notable weaknesses. Standout strengths: MRT access. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 5/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +3.93% — near-median performance within its 1995-era cohort (65th percentile).
1 primary school within 1km (ST. STEPHEN'S SCHOOL, 0.53km away). Adequate but narrow school optionality.
40 units — very small project; niche product with thin resale market.
330m from Kembangan Mrt Stn (EW6) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.60% — above-average income return.
99YR tenure — about 68 years remaining; some long-term decay exposure but not imminent.
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.38km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: ST. Stephen's School.
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The verdict· Scores updated September 2026
East Bay Gardens scores 5.25 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1749th of 2,357 resale condos scored in Singapore and 344th of 436 in District 15 (East Coast, Marine Parade). Its strongest factors are MRT Proximity (9/10) and Project's Historical Performance (7/10); its weakest is Future Transformation (2/10). Below-average project with notable weaknesses. Standout strengths: MRT access. Key weaknesses: project size, future transformation.
See all 436 scored condos in District 15 (East Coast, Marine Parade) →
RPS · Resale Project Scorecard
Recent resale transactions at East Bay Gardens
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,093 psf, median price $1.53M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,093 psf | $1.53M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,093 psf | $1.53M |
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.
East Bay Gardens: frequently asked questions
Answers generated from the scorecard data — RPS rank 1749th of 2,357, scores updated September 2026.
- Is East Bay Gardens a good buy in 2026?
- East Bay Gardens scores 5.25/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1749th of 2,357 Singapore resale condos and 344th of 436 in District 15 (East Coast, Marine Parade). Below-average project with notable weaknesses. Standout strengths: MRT access. Key weaknesses: project size, 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 East Bay Gardens?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at East Bay Gardens, at a median of $1,093 psf and a median price of $1.53M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is East Bay Gardens from the nearest MRT station?
- East Bay Gardens is about 330m from Kembangan MRT (EW6), 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 East Bay Gardens compare with Arthur 118?
- Arthur 118 is the project scored next to East Bay Gardens on the District 15 ranking: 5.25 (Grade C) against East Bay Gardens's 5.25 (Grade C). East Bay Gardens scores higher on Rental Yield (6 vs 2) and Future Transformation (2 vs 0); Arthur 118 scores higher on Tenure (5 vs 10) and Project's Historical Performance (7 vs 8).
- Which primary schools are within 1km of East Bay Gardens?
- One primary school is within 1km of East Bay Gardens: ST. Stephen's School. 1 primary school within 1km (ST. STEPHEN'S SCHOOL, 0.53km away). Adequate but narrow school optionality. East Bay Gardens 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 East Bay Gardens, and how big is the project?
- East Bay Gardens is 99-year leasehold, completed in 1995, has 40 units, developed by Majlis Ugama Islam Singapura. 99YR tenure — about 68 years remaining; some long-term decay exposure but not imminent. 40 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 East Bay Gardens in East Coast, Marine Parade
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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