RPS · Resale Project Scorecard
East Palm — Grade C
RPS score 4.77/10 · D15 · East Coast, Marine Parade · 42 units · scored across 7 weighted factors — methodology published.
FH · POH HENG REALTY PTE LTD · TOP 2004
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: schools, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 2/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 7/10
Avg Ann. of +3.58% — near-median performance within its 2004-era cohort (46th percentile).
Nearest primary school is OPERA ESTATE PRIMARY SCHOOL at 1.07km — just past the 1km mark. Effective walking distance for some families.
42 units — very small project; niche product with thin resale market.
0.41km from Siglap Mrt Stn (TE28) — short walk to MRT, good transport convenience.
Rental yield of 2.46% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Strong future-catalyst exposure — closest driver: Bedok South MRT (TE30, TEL5) at 0.63km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.
The verdict· Scores updated September 2026
East Palm scores 4.77 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2064th of 2,357 resale condos scored in Singapore and 390th of 436 in District 15 (East Coast, Marine Parade). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Rental Yield (2/10). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: schools, total returns.
See all 436 scored condos in District 15 (East Coast, Marine Parade) →
RPS · Resale Project Scorecard
Recent resale transactions at East Palm
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,816 psf, median price $2.14M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,806 psf | $2.10M |
| Jul–Sep 2026 | 1 | $1,825 psf | $2.18M |
| 12-month total | 2 | $1,816 psf | $2.14M |
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 Palm: frequently asked questions
Answers generated from the scorecard data — RPS rank 2064th of 2,357, scores updated September 2026.
- Is East Palm a good buy in 2026?
- East Palm scores 4.77/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 2064th of 2,357 Singapore resale condos and 390th of 436 in District 15 (East Coast, Marine Parade). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: schools, total returns. 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 Palm?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at East Palm, at a median of $1,816 psf and a median price of $2.14M (range $1,806 psf to $1,825 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 Palm from the nearest MRT station?
- East Palm is about 410m from Siglap MRT (TE28), 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 East Palm compare with Haig Grove (sck Ville)?
- Haig Grove (sck Ville) is the project scored next to East Palm on the District 15 ranking: 4.79 (Grade C) against East Palm's 4.77 (Grade C). East Palm scores higher on Future Transformation (7 vs 3) and MRT Proximity (8 vs 6); Haig Grove (sck Ville) scores higher on Project's Historical Performance (5 vs 7) and Rental Yield (2 vs 4).
- What is the tenure of East Palm, and how big is the project?
- East Palm is freehold, completed in 2004, has 42 units, developed by POH HENG REALTY PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 42 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 Palm 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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