RPS · Resale Project Scorecard
Eastern Lagoon II — Grade C
RPS score 5.00/10 · D16 · Bedok, Upper East Coast · 307 units · scored across 7 weighted factors — methodology published.
FH · Eastern Lagoon Pte Ltd · TOP 1985
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 1/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +0.00% — but from only 4 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.
School proximity could not be measured — address geocoding incomplete for this development.
307 units — good project size supporting active resale market and adequate facilities.
0.52km from Siglap Mrt Stn (TE28) — short walk to MRT, good transport convenience.
Rental yield of 2.86% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
No usable coordinates for this project — Future Transformation defaulted to a neutral 3/10 pending geocode fix.
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The verdict· Scores updated September 2026
Eastern Lagoon II scores 5.00 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1921st of 2,357 resale condos scored in Singapore and 58th of 68 in District 16 (Bedok, Upper East Coast). Its strongest factors are Tenure (10/10) and Project Size (8/10); its weakest is Primary School Effect (1/10). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, schools.
See all 68 scored condos in District 16 (Bedok, Upper East Coast) →
RPS · Resale Project Scorecard
Eastern Lagoon II: frequently asked questions
Answers generated from the scorecard data — RPS rank 1921st of 2,357, scores updated September 2026.
- Is Eastern Lagoon II a good buy in 2026?
- Eastern Lagoon II scores 5.00/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1921st of 2,357 Singapore resale condos and 58th of 68 in District 16 (Bedok, Upper East Coast). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, schools. 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.
- How far is Eastern Lagoon II from the nearest MRT station?
- Eastern Lagoon II is about 520m 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 Eastern Lagoon II compare with Bayshore Park?
- Bayshore Park is the project scored next to Eastern Lagoon II on the District 16 ranking: 5.04 (Grade C) against Eastern Lagoon II's 5.00 (Grade C). Eastern Lagoon II scores higher on Tenure (10 vs 4); Bayshore Park scores higher on Future Transformation (3 vs 7) and Rental Yield (3 vs 5).
- What is the tenure of Eastern Lagoon II, and how big is the project?
- Eastern Lagoon II is freehold, completed in 1985, has 307 units, developed by Eastern Lagoon Pte Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 307 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 Eastern Lagoon II 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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