RPS · Resale Project Scorecard
East Meadows — Grade C
RPS score 5.16/10 · D16 · Bedok, Upper East Coast · 482 units · scored across 7 weighted factors — methodology published.
99YR · TANAMERA HEIGHTS PTE LTD · TOP 2002
Below-average project with notable weaknesses. Standout strengths: MRT access, project size. Key weaknesses: schools, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 7/10
Avg Ann. of +2.61% — bottom 19% within its 2002-era cohort. Weak capital appreciation, even when judged against vintage peers.
2 primary schools within 1km (nearest: ST. ANTHONY'S CANOSSIAN PRIMARY SCHOOL at 0.69km). Moderate school access.
482 units — good project size supporting active resale market and adequate facilities.
250m from Tanah Merah Mrt Stn (EW4) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.41% — above-average income return.
99YR tenure — about 71 years remaining; some long-term decay exposure but not imminent.
Strong future-catalyst exposure — closest driver: Xilin MRT (DT37, DTL3e) at 0.57km. 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
East Meadows scores 5.16 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1828th of 2,357 resale condos scored in Singapore and 52nd of 68 in District 16 (Bedok, Upper East Coast). Its strongest factors are MRT Proximity (9/10) and Project Size (8/10); its weakest is Project's Historical Performance (2/10). Below-average project with notable weaknesses. Standout strengths: MRT access, project size. Key weaknesses: schools, capital appreciation.
See all 68 scored condos in District 16 (Bedok, Upper East Coast) →
RPS · Resale Project Scorecard
Recent resale transactions at East Meadows
12 months to September 2026 (Oct 2025 – Sep 2026): 14 resale transactions, median $1,239 psf, median price $1.48M. Median PSF is down 4.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,295 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $1,285 psf | $1.55M |
| Jan–Mar 2026 | 4 | $1,201 psf | $1.44M |
| Apr–Jun 2026 | 5 | $1,341 psf | $1.60M |
| Jul–Sep 2026 | 3 | $1,197 psf | $1.43M |
| 12-month total | 14 | $1,239 psf | $1.48M |
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 Meadows: frequently asked questions
Answers generated from the scorecard data — RPS rank 1828th of 2,357, scores updated September 2026.
- Is East Meadows a good buy in 2026?
- East Meadows scores 5.16/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1828th of 2,357 Singapore resale condos and 52nd of 68 in District 16 (Bedok, Upper East Coast). Below-average project with notable weaknesses. Standout strengths: MRT access, project size. Key weaknesses: schools, capital appreciation. 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 Meadows?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 14 resale transactions at East Meadows, at a median of $1,239 psf and a median price of $1.48M (range $1,121 psf to $1,400 psf). The median PSF is down 4.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,295 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is East Meadows from the nearest MRT station?
- East Meadows is about 250m 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 East Meadows compare with Laguna Green?
- Laguna Green is the project scored next to East Meadows on the District 16 ranking: 5.18 (Grade C) against East Meadows's 5.16 (Grade C). East Meadows scores higher on Project Size (8 vs 5) and MRT Proximity (9 vs 7); Laguna Green scores higher on Project's Historical Performance (2 vs 7).
- Which primary schools are within 1km of East Meadows?
- 2 primary schools are within 1km of East Meadows: ST. Anthony's Canossian Primary School, Bedok Green Primary School. 2 primary schools within 1km (nearest: ST. ANTHONY'S CANOSSIAN PRIMARY SCHOOL at 0.69km). Moderate school access. East Meadows 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 Meadows, and how big is the project?
- East Meadows is 99-year leasehold, completed in 2002, has 482 units, developed by TANAMERA HEIGHTS PTE LTD. 99YR tenure — about 71 years remaining; some long-term decay exposure but not imminent. 482 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of East Meadows 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.
Free condo report
Email me this condo's report
Get the full report on East Meadows — PSF trends, rival comparison, and our verdict — in your inbox.