Resale Project Scorecard
East Meadows
D16 · Bedok, Upper East Coast · 99-year leasehold · completed 2002 · 482 units
Grade C, 5.29 out of 10, the 51st highest score among 67 resale condos in District 16.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 71 yrs
- Resales, 12 months to Oct 2026
- 16
- To Tanah Merah MRT
- 200 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
East Meadows Score
- C
- Grade
- Score out of 10
- 5.29
- Highest score among 67 resale condos in District 16
- 51st
Below-average project with notable weaknesses. Standout strengths: MRT access, project size. Key weaknesses: schools, capital appreciation.
Project's Historical Performance25%2/10
Avg Ann. of +2.61% — bottom 19% within its 2002-era cohort. Weak capital appreciation, even when judged against vintage peers.
The district median is 6/10.
Primary School Effect20%3/10
2 primary schools within 1km (nearest: St. Anthony's Canossian Primary School at 0.61km). Moderate school access.
The district median is 9/10.
- St. Anthony's Canossian Primary School
- Bedok Green Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
482 units — good project size supporting active resale market and adequate facilities.
The district median is 5/10.
MRT Proximity13%10/10
200 m from Tanah Merah MRT (EW4 / CG) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%5/10
Rental yield of 3.41% — above-average income return.
The district median is 4/10.
Tenure10%7/10
99YR tenure — about 71 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%7/10
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.
The district median is 7/10.
Scores updated October 2026. On the map →
Why East Meadows scores 5.29
East Meadows scores 5.29 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1799th of 2,350 resale condos scored in Singapore and 51st of 67 in District 16 (Bedok, Upper East Coast). Its strongest factors are MRT Proximity (10/10) and Project Size (8/10); its weakest is Project's Historical Performance (2/10).
| Factor | This condoEast Meadows | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 2/10 | 6/10 | −1.00 | 0% of district |
| Primary School Effect20% | 3/10 | 9/10 | −1.20 | 24% of district |
| Project Size16% | 8/10 | 5/10 | +0.48 | 56% of district |
| MRT Proximity13% | 10/10 | 9/10 | +0.13 | 65% of district |
| Rental Yield10% | 5/10 | 4/10 | +0.10 | 64% of district |
| Tenure10% | 7/10 | 10/10 | −0.30 | 23% of district |
| Future Transformation6% | 7/10 | 7/10 | ±0.00 | 47% of district |
Medians are across the 67 scored resale projects in District 16 (Bedok, Upper East Coast). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between East Meadows and a median-profile project (7.09). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
East Meadows Prices
By unit type at East Meadows
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,216 sq ft | 1,216 sq ft | $1.40M to $2.05M | $1,268 psf | 15 |
Past transactions at East Meadows
16 resales, Nov 2025 to Oct 2026 · median $1,262 psf · $1,128,000 to $2,050,000 · all 16 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 25 Sep 2026 | 34 Tanah Merah Kechil Road | 4 | #04-26263BR · Blk 34 | 3BR | 1,356 | $1,290 | $1,750,000 | Resale |
| 10 Sep 2026 | 32 Tanah Merah Kechil Road | 4 | #04-19193BR · Blk 32 | 3BR | 1,195 | $1,268 | $1,515,000 | Resale |
| 10 Sep 2026 | 34 Tanah Merah Kechil Road | 11 | #11-27273BR · Blk 34 | 3BR | 1,356 | $1,217 | $1,650,000 | Resale |
| 28 Jul 2026 | 30 Tanah Merah Kechil Road | 8 | #08-03033BR · Blk 30 | 3BR | 1,195 | $1,255 | $1,500,000 | Resale |
| 13 Jul 2026 | 32 Tanah Merah Kechil Road | 1 | #01-19193BR · Blk 32 | 3BR | 1,249 | $1,121 | $1,400,000 | Resale |
| 2 Jul 2026 | 32 Tanah Merah Kechil Road | 5 | #05-18183BR · Blk 32 | 3BR | 1,195 | $1,197 | $1,430,000 | Resale |
| 5 Jun 2026 | 30 Tanah Merah Kechil Road | 8 | #08-06063BR · Blk 30 | 3BR | 1,195 | $1,343 | $1,605,000 | Resale |
| 6 May 2026 | 30 Tanah Merah Kechil Road | 10 | #10-02023BR · Blk 30 | 3BR | 1,195 | $1,289 | $1,540,000 | Resale |
| 28 Apr 2026 | 34 Tanah Merah Kechil Road | 1 | #01-32323BR · Blk 34 | 3BR | 1,464 | $1,400 | $2,050,000 | Resale |
| 24 Apr 2026 | 32 Tanah Merah Kechil Road | 7 | #07-15153BR · Blk 32 | 3BR | 1,238 | $1,341 | $1,660,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D16 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,516 psf |
| Dec 2025 | — | — | $1,388 psf |
| Jan 2026 | 2 | $1,194 psf | $1,550 psf |
| Feb 2026 | 1 | — | $1,509 psf |
| Mar 2026 | 1 | — | $1,517 psf |
| Apr 2026 | 3 | $1,341 psf | $1,596 psf |
| May 2026 | 1 | — | $1,516 psf |
| Jun 2026 | 1 | — | $1,566 psf |
| Jul 2026 | 3 | $1,197 psf | $1,478 psf |
| Aug 2026 | — | — | $1,697 psf |
| Sep 2026 | 3 | $1,268 psf | $1,545 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.0% a year, ranked 26 of 34 in D16 and 423 of 715 condos. See the most profitable condos in D16 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
East Meadows Rent
- Median rent a month
- $3,800 to $4,500
- Gross yield
- 3.5%
- Rental contracts
- 57
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,800 | $3,750 to $3,800 | — | 7 |
| 3-bedroom | $4,500 | $4,400 to $4,600 | 3.5% | 50 |
Rental contracts at East Meadows
59 contracts, Sep 2025 to Aug 2026 · median $4,500 a month · $3,600 to $5,100
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,800 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,400 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,600 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,800 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $4,150 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $4,450 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $4,500 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $4,500 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $4,510 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,850 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
East Meadows By stack
- Highest, stack 28
- $1,333 psf
- Lowest, stack 22
- $1,013 psf
- Stacks with 2+ resales
- 19
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,295 psf | 1,216 sq ft | Levels 3 to 12 | 3 |
| 02 | $1,197 psf | 1,195 sq ft | Levels 2 to 10 | 3 |
| 03 | $1,218 psf | 1,195 sq ft | Levels 1 to 14 | 6 |
| 04 | $1,173 psf | 1,216 sq ft | Levels 1 to 14 | 4 |
| 06 | $1,195 psf | 1,195 sq ft | Level 8 | 2 |
| 10 | $1,220 psf | 1,238 sq ft | Levels 1 to 14 | 5 |
| 12 | $1,147 psf | 904 sq ft | Levels 1 to 6 | 2 |
| 15 | $1,246 psf | 1,238 sq ft | Levels 2 to 12 | 4 |
Show the other 11 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 18 | $1,148 psf | 1,195 sq ft | Levels 1 to 14 | 4 |
| 19 | $1,121 psf | 1,249 sq ft | Levels 1 to 4 | 3 |
| 20 | $1,225 psf | 1,216 sq ft | Levels 2 to 10 | 3 |
| 21 | $1,283 psf | 1,216 sq ft | Levels 5 to 10 | 2 |
| 22 | $1,013 psf | 1,195 sq ft | Levels 1 to 6 | 3 |
| 25 | $1,120 psf | 1,216 sq ft | Levels 2 to 11 | 2 |
| 26 | $1,162 psf | 1,356 sq ft | Levels 2 to 14 | 6 |
| 27 | $1,217 psf | 1,356 sq ft | Levels 3 to 11 | 3 |
| 28 | $1,333 psf | 1,227 sq ft | Levels 11 to 13 | 2 |
| 32 | $1,250 psf | 1,356 sq ft | Levels 1 to 12 | 3 |
| 33 | $1,176 psf | 1,356 sq ft | Levels 7 to 14 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
East Meadows Notes
How these numbers are worked out
- Grade C places East Meadows in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,262 psf at East Meadows against $1,532 psf across District 16, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,293 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (11 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 16 resale caveats at East Meadows ranged from $1,121 psf to $1,400 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2002, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Tanah Merah MRT (EW4 / CG), 200 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at East Meadows for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.