RPS · Resale Project Scorecard
East Shine — Grade B
RPS score 5.43/10 · D14 · Eunos, Geylang, Paya Lebar · 25 units · scored across 7 weighted factors — methodology published.
FH · FRAGRANCE PROPERTIES PTE LTD · TOP 2004
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.92% — near-median performance within its 2004-era cohort (56th percentile).
2 primary schools within 1km (nearest: TELOK KURAU PRIMARY SCHOOL at 0.93km). Moderate school access.
25 units — very small project; niche product with thin resale market.
400m from Kembangan Mrt Stn (EW6) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.35% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.83km, far enough that the impact on this project is modest.
Primary schools within 1km: Telok Kurau Primary School, ST. Stephen's School.
The verdict· Scores updated September 2026
East Shine scores 5.43 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1607th of 2,357 resale condos scored in Singapore and 164th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Future Transformation (3/10). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, project size.
See all 208 scored condos in District 14 (Eunos, Geylang, Paya Lebar) →
RPS · Resale Project Scorecard
Recent resale transactions at East Shine
URA REALIS records no resale transactions at East Shine in the 12 months to September 2026. The Historical Performance factor (6/10) is scored on 10-year price performance against same-vintage peers instead.
East Shine: frequently asked questions
Answers generated from the scorecard data — RPS rank 1607th of 2,357, scores updated September 2026.
- Is East Shine a good buy in 2026?
- East Shine scores 5.43/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1607th of 2,357 Singapore resale condos and 164th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, 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 Shine?
- URA REALIS records no resale transactions at East Shine in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (6/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is East Shine from the nearest MRT station?
- East Shine is about 400m 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 Shine compare with Kembangan Plaza?
- Kembangan Plaza is the project scored next to East Shine on the District 14 ranking: 5.44 (Grade B) against East Shine's 5.43 (Grade B). East Shine scores higher on Rental Yield (5 vs 4); Kembangan Plaza scores higher on MRT Proximity (9 vs 10).
- Which primary schools are within 1km of East Shine?
- 2 primary schools are within 1km of East Shine: Telok Kurau Primary School, ST. Stephen's School. 2 primary schools within 1km (nearest: TELOK KURAU PRIMARY SCHOOL at 0.93km). Moderate school access. East Shine 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 Shine, and how big is the project?
- East Shine is freehold, completed in 2004, has 25 units, developed by FRAGRANCE PROPERTIES PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 25 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 Shine in Eunos, Geylang, Paya Lebar
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 Shine — PSF trends, rival comparison, and our verdict — in your inbox.