RPS · Resale Project Scorecard
East Coast Residences — Grade A
RPS score 7.27/10 · D16 · Bedok, Upper East Coast · 59 units · scored across 7 weighted factors — methodology published.
FH · EAST COAST RESIDENCES @ BAYSHORE PTE LTD · TOP 2011
Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: total returns, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 7/10
Avg Ann. of +2.70% — top-quartile performance within its 2011-era cohort (70th percentile).
1 primary school within 1km (TEMASEK PRIMARY SCHOOL, 0.76km away). Adequate but narrow school optionality.
59 units — very small project; niche product with thin resale market.
310m from Bayshore Mrt Stn (TE29) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.16% — 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 0.05km. 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
East Coast Residences scores 7.27 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 245th of 2,357 resale condos scored in Singapore and 14th 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 Project Size (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 East Coast Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,762 psf, median price $1.65M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,762 psf | $1.65M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,762 psf | $1.65M |
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 Coast Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 245th of 2,357, scores updated September 2026.
- Is East Coast Residences a good buy in 2026?
- East Coast Residences scores 7.27/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 245th of 2,357 Singapore resale condos and 14th 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 East Coast Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at East Coast Residences, at a median of $1,762 psf and a median price of $1.65M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is East Coast Residences from the nearest MRT station?
- East Coast Residences is about 310m from Bayshore MRT (TE29), 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 Coast Residences compare with Urban Vista?
- Urban Vista is the project scored next to East Coast Residences on the District 16 ranking: 7.37 (Grade S) against East Coast Residences's 7.27 (Grade A). East Coast Residences scores higher on Project's Historical Performance (8 vs 3) and Tenure (10 vs 8); Urban Vista scores higher on Project Size (3 vs 10) and Primary School Effect (9 vs 10).
- Which primary schools are within 1km of East Coast Residences?
- One primary school is within 1km of East Coast Residences: Temasek Primary School. 1 primary school within 1km (TEMASEK PRIMARY SCHOOL, 0.76km away). Adequate but narrow school optionality. East Coast Residences 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 East Coast Residences, and how big is the project?
- East Coast Residences is freehold, completed in 2011, has 59 units, developed by EAST COAST RESIDENCES @ BAYSHORE PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 59 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 Coast Residences 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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