Resale Project Scorecard
Eastern Lagoon II
D16 · Bedok, Upper East Coast · freehold · completed 1985 · 307 units
Grade C, 5.13 out of 10, the 54th 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 →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 7
- To Siglap MRT
- 300 m
Background: Bedok, Upper East Coast, not this condo. Photo credits
Eastern Lagoon II Score
- C
- Grade
- Score out of 10
- 5.13
- Highest score among 67 resale condos in District 16
- 54th
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, schools.
Project's Historical Performance25%4/10
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.
The district median is 6/10.
Primary School Effect20%1/10
School proximity could not be measured — address geocoding incomplete for this development.
The district median is 9/10.
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
307 units — good project size supporting active resale market and adequate facilities.
The district median is 5/10.
MRT Proximity13%9/10
300 m from Siglap MRT (TE28) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%3/10
Rental yield of 2.86% — below-average income return.
The district median is 4/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%3/10
No usable coordinates for this project — Future Transformation defaulted to a neutral 3/10 pending geocode fix.
The district median is 7/10.
Scores updated October 2026.
Why Eastern Lagoon II scores 5.13
Eastern Lagoon II scores 5.13 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1898th of 2,350 resale condos scored in Singapore and 54th of 67 in District 16 (Bedok, Upper East Coast). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Primary School Effect (1/10).
| Factor | This condoEastern Lagoon II | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 6/10 | −0.50 | 17% of district |
| Primary School Effect20% | 1/10 | 9/10 | −1.60 | 0% of district |
| Project Size16% | 8/10 | 5/10 | +0.48 | 56% of district |
| MRT Proximity13% | 9/10 | 9/10 | ±0.00 | 30% of district |
| Rental Yield10% | 3/10 | 4/10 | −0.10 | 14% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 48% of district |
| Future Transformation6% | 3/10 | 7/10 | −0.24 | 11% 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 Eastern Lagoon II 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.
Eastern Lagoon II Prices
By unit type at Eastern Lagoon II
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom721 sq ft | 721 sq ft | $1.00M to $1.28M | $1,524 psf | 3 |
| 3-bedroom1,378 sq ft | 1,378 sq ft | $2.38M to $2.68M | $1,923 psf | 3 |
Past transactions at Eastern Lagoon II
35 resales, Nov 2021 to Oct 2026 · median $1,645 psf · $1,000,000 to $3,480,000 · 21 of the 21 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 10 Jul 2026 | 202 Upper East Coast Road | 16 | #16-05053BR · Blk 202 | 3BR | 1,378 | $1,923 | $2,650,000 | Resale |
| 8 Jun 2026 | 216 Upper East Coast Road | 2 | #02-02021BR · Blk 216 | 1BR | 721 | $1,387 | $1,000,000 | Resale |
| 5 Jun 2026 | 202 Upper East Coast Road | 15 | #15-04043BR · Blk 202 | 3BR | 1,378 | $1,945 | $2,680,000 | Resale |
| 2 Apr 2026 | 202 Upper East Coast Road | 14 | #14-02021BR · Blk 202 | 1BR | 754 | $1,699 | $1,280,000 | Resale |
| 19 Jan 2026 | 202 Upper East Coast Road | 13 | #13-04043BR · Blk 202 | 3BR | 1,378 | $1,727 | $2,380,000 | Resale |
| 12 Dec 2025 | 214 Upper East Coast Road | 6 | #06-05051BR · Blk 214 | 1BR | 689 | $1,524 | $1,050,000 | Resale |
| 4 Nov 2025 | 200 Upper East Coast Road | 3 | #03-06062BR · Blk 200 | 2BR | 1,066 | $1,614 | $1,720,000 | Resale |
| 29 Oct 2025 | 216 Upper East Coast Road | 3 | #03-02021BR · Blk 216 | 1BR | 721 | $1,414 | $1,020,000 | Resale |
| 27 Oct 2025 | 214 Upper East Coast Road | 3 | #03-02021BR · Blk 214 | 1BR | 797 | $1,594 | $1,270,000 | Resale |
| 10 Oct 2025 | 208 Upper East Coast Road | 13 | #13-03031BR · Blk 208 | 1BR | 893 | $1,914 | $1,710,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D16 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | — | — | $1,203 psf |
| Feb–Apr 2022 | 1 | — | $1,244 psf |
| May–Jul 2022 | — | — | $1,327 psf |
| Aug–Oct 2022 | 3 | $1,582 psf | $1,347 psf |
| Nov 2022 – Jan 2023 | 2 | $1,635 psf | $1,351 psf |
| Feb–Apr 2023 | 1 | — | $1,353 psf |
| May–Jul 2023 | — | — | $1,437 psf |
| Aug–Oct 2023 | 2 | $1,758 psf | $1,432 psf |
| Nov 2023 – Jan 2024 | 1 | — | $1,462 psf |
| Feb–Apr 2024 | 1 | — | $1,476 psf |
| May–Jul 2024 | 1 | — | $1,476 psf |
| Aug–Oct 2024 | 2 | $1,723 psf | $1,469 psf |
| Nov 2024 – Jan 2025 | 3 | $1,673 psf | $1,551 psf |
| Feb–Apr 2025 | 3 | $1,655 psf | $1,549 psf |
| May–Jul 2025 | 2 | $1,605 psf | $1,494 psf |
| Aug–Oct 2025 | 6 | $1,680 psf | $1,556 psf |
| Nov 2025 – Jan 2026 | 3 | $1,614 psf | $1,484 psf |
| Feb–Apr 2026 | 1 | — | $1,543 psf |
| May–Jul 2026 | 3 | $1,923 psf | $1,525 psf |
| Aug–Oct 2026 | — | — | $1,599 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +5.3% a year, ranked 3 of 34 in D16 and 67 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 →
Eastern Lagoon II Rent
- Median rent a month
- $3,100 to $5,500
- Gross yield
- 2.1% to 3.5%
- Rental contracts
- 88
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,100 | $3,000 to $3,300 | 3.5% | 30 |
| 2-bedroom | $3,600 | $3,500 to $3,830 | — | 43 |
| 3-bedroom | $4,600 | $4,500 to $4,850 | 2.1% | 12 |
| 4-bedroom | $5,500 | — | — | 3 |
Rental contracts at Eastern Lagoon II
88 contracts, Sep 2025 to Aug 2026 · median $3,500 a month · $2,200 to $9,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 700 to 800 sq ft | $3,000 |
| Aug 2026 | 1BR | 700 to 800 sq ft | $3,050 |
| Aug 2026 | 1BR | 700 to 800 sq ft | $3,100 |
| Aug 2026 | 1BR | 700 to 800 sq ft | $3,100 |
| Aug 2026 | 1BR | 700 to 800 sq ft | $3,300 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,500 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $4,600 |
| Jul 2026 | 1BR | 700 to 800 sq ft | $3,000 |
| Jul 2026 | 1BR | 700 to 800 sq ft | $3,700 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,400 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Eastern Lagoon II By stack
- Highest, stack 03
- $1,869 psf
- Lowest, stack 05
- $1,636 psf
- Stacks with 2+ resales
- 5
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,651 psf | 1,001 sq ft | Levels 1 to 13 | 8 |
| 02 | $1,659 psf | 754 sq ft | Levels 2 to 17 | 9 |
| 03 | $1,869 psf | 893 sq ft | Levels 13 to 15 | 2 |
| 04 | $1,644 psf | 1,378 sq ft | Levels 4 to 16 | 8 |
| 05 | $1,636 psf | 721 sq ft | Levels 1 to 16 | 7 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Eastern Lagoon II Notes
How these numbers are worked out
- Grade C places Eastern Lagoon II 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: $1,699 psf at Eastern Lagoon II 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 $1,650 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 (1 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 7 resale caveats at Eastern Lagoon II ranged from $1,387 psf to $1,945 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1985, 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 Siglap MRT (TE28), 300 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- 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 Eastern Lagoon II for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.