BGrade

Resale Project Scorecard

Eco

D16 · Bedok, Upper East Coast · 99-year leasehold · completed 2017 · 748 units

Grade B, 5.56 out of 10, the 45th 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: 85 yrs
Resales, 12 months to Oct 2026: 36
To Tanah Merah MRT: 440 m

3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)

Eco Score

B
Grade
Score out of 10: 5.56
Highest score among 67 resale condos in District 16: 45th

Solid, middle-of-the-pack project. Standout strengths: project size, MRT access. Key weaknesses: capital appreciation, schools.

Project's Historical Performance25%4/10

Avg Ann. of +0.85% — below-median performance vs same-vintage peers (34th percentile of 2017-era cohort).

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%10/10

748 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.

The district median is 5/10.

MRT Proximity13%8/10

440 m from Tanah Merah MRT (EW4 / CG) — short walk to MRT, good transport convenience.

The district median is 9/10.

Rental Yield10%5/10

Rental yield of 3.24% — above-average income return.

The district median is 4/10.

Tenure10%8/10

99YR tenure — about 85 years remaining — no near-term decay concern.

The district median is 10/10.

Future Transformation6%7/10

Strong future-catalyst exposure — closest driver: Sungei Bedok MRT (TE31/DT38, TEL5+DTL3e) at 0.02km. 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 Eco scores 5.56

Eco scores 5.56 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1565th of 2,350 resale condos scored in Singapore and 45th of 67 in District 16 (Bedok, Upper East Coast). Its strongest factors are Project Size (10/10) and MRT Proximity (8/10); its weakest is Primary School Effect (1/10).

Factor	This condoEco	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%	10/10	5/10	+0.80	88% of district
MRT Proximity13%	8/10	9/10	−0.13	5% of district
Rental Yield10%	5/10	4/10	+0.10	64% of district
Tenure10%	8/10	10/10	−0.20	32% 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 Eco 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.

Eco Prices

By unit type at Eco

Unit type	Size	Sold for	Median PSF	Sales
1-bedroom603 sq ft	603 sq ft	$805,000 to $1.18M	$1,506 psf	15
3-bedroom888 sq ft	888 sq ft	$1.39M to $1.81M	$1,673 psf	6

Past transactions at Eco

Unit

36 resales, Nov 2025 to Oct 2026 · median $1,569 psf · $805,000 to $2,150,000 · 29 of the 34 with a purchase on record sold at a profit

								Sale
23 Sep 2026	279 Bedok South Avenue 3	12	#12-33333BR · Blk 279	3BR	840	$1,727	$1,450,000	Resale
22 Sep 2026	271 Bedok South Avenue 3	10	#10-0606— · Blk 271	—	1,141	$1,884	$2,150,000	Resale
22 Sep 2026	277 Bedok South Avenue 3	7	#07-30303BR · Blk 277	3BR	893	$1,735	$1,550,000	Resale
21 Sep 2026	283 Bedok South Avenue 3	4	#04-47471BR · Blk 283	1BR	592	$1,436	$850,000	Resale
16 Sep 2026	275 Bedok South Avenue 3	12	#12-26261BR · Blk 275	1BR	614	$1,481	$908,888	Resale
14 Sep 2026	279 Bedok South Avenue 3	2	#02-34343BR · Blk 279	3BR	1,033	$1,732	$1,790,000	Resale
19 Aug 2026	269 Bedok South Avenue 3	8	#08-01013BR · Blk 269	3BR	915	$1,716	$1,570,000	Resale
19 Aug 2026	275 Bedok South Avenue 3	8	#08-17171BR · Blk 275	1BR	635	$1,457	$925,000	Resale
14 Aug 2026	283 Bedok South Avenue 3	10	#10-52521BR · Blk 283	1BR	549	$1,585	$870,000	Resale
7 Aug 2026	269 Bedok South Avenue 3	12	#12-0303— · Blk 269	—	1,152	$1,823	$2,100,000	Resale

Median PSF by month

EcoD16, all resale condos

Show as a table

Period	Sales	Median PSF	D16
Nov 2025	3	$1,484 psf	$1,516 psf
Dec 2025	1	—	$1,388 psf
Jan 2026	3	$1,633 psf	$1,550 psf
Feb 2026	1	—	$1,509 psf
Mar 2026	5	$1,564 psf	$1,517 psf
Apr 2026	4	$1,602 psf	$1,596 psf
May 2026	1	—	$1,516 psf
Jun 2026	3	$1,506 psf	$1,566 psf
Jul 2026	5	$1,592 psf	$1,478 psf
Aug 2026	4	$1,651 psf	$1,697 psf
Sep 2026	6	$1,730 psf	$1,545 psf
Oct 2026	—	—	—

A month is plotted from two sales up; the district line from ten.

Resales by month

Sellers here made a median +1.2% a year, ranked 33 of 34 in D16 and 625 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 →

Eco Rent

Median rent a month: $3,100 to $9,910
Gross yield: 3.8% to 4.0%
Rental contracts: 254

Unit type	Median rent	Most rents	Gross yield	LetsContracts
1-bedroom	$3,100	$3,000 to $3,200	4.0%	178
2-bedroom	$4,000	$3,900 to $4,200	—	41
3-bedroom	$4,800	$4,710 to $5,000	3.8%	31
5-bedroom	$9,910	—	—	4

Rental contracts at Eco

254 contracts, Sep 2025 to Aug 2026 · median $3,150 a month · $2,350 to $10,250

Month	Type	Size	Rent a month
Aug 2026	1BR	500 to 600 sq ft	$2,800
Aug 2026	1BR	500 to 600 sq ft	$2,900
Aug 2026	1BR	600 to 700 sq ft	$2,900
Aug 2026	1BR	500 to 600 sq ft	$2,950
Aug 2026	1BR	500 to 600 sq ft	$3,000
Aug 2026	1BR	600 to 700 sq ft	$3,000
Aug 2026	1BR	600 to 700 sq ft	$3,000
Aug 2026	1BR	600 to 700 sq ft	$3,000
Aug 2026	1BR	500 to 600 sq ft	$3,050
Aug 2026	1BR	500 to 600 sq ft	$3,100

URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.

Eco By stack

Highest, stack 03: $1,669 psf
Lowest, stack 25: $1,325 psf
Stacks with 2+ resales: 50

Stack	Median PSF	Size	Sold on	Sales
01	$1,661 psf	915 sq ft	Levels 6 to 14	5
02	$1,522 psf	947 sq ft	Levels 5 to 12	3
03	$1,669 psf	1,114 sq ft	Levels 7 to 12	2
04	$1,572 psf	1,076 sq ft	Levels 6 to 13	2
05	$1,572 psf	1,152 sq ft	Levels 8 to 13	2
08	$1,557 psf	915 sq ft	Levels 7 to 14	5
09	$1,374 psf	635 sq ft	Levels 4 to 7	2
11	$1,401 psf	635 sq ft	Levels 4 to 6	2

Show the other 42 stacks

Stack	Median PSF	Size	Sold on	Sales
12	$1,410 psf	624 sq ft	Levels 5 to 11	3
13	$1,449 psf	614 sq ft	Levels 3 to 8	4
14	$1,420 psf	635 sq ft	Levels 3 to 12	6
15	$1,378 psf	657 sq ft	Levels 8 to 10	3
17	$1,455 psf	635 sq ft	Levels 1 to 12	6
18	$1,401 psf	635 sq ft	Levels 2 to 12	5
19	$1,345 psf	635 sq ft	Levels 9 to 12	2
21	$1,351 psf	614 sq ft	Levels 2 to 7	4
22	$1,636 psf	840 sq ft	Levels 1 to 10	3
23	$1,401 psf	635 sq ft	Levels 3 to 11	7
24	$1,400 psf	635 sq ft	Levels 1 to 6	4
25	$1,325 psf	689 sq ft	Levels 1 to 8	4
26	$1,481 psf	614 sq ft	Levels 5 to 12	3
27	$1,529 psf	850 sq ft	Levels 5 to 11	3
30	$1,562 psf	893 sq ft	Levels 3 to 10	4
31	$1,506 psf	963 sq ft	Levels 4 to 13	4
32	$1,533 psf	861 sq ft	Levels 1 to 6	3
33	$1,631 psf	840 sq ft	Levels 6 to 12	2
34	$1,566 psf	1,044 sq ft	Levels 2 to 14	3
35	$1,545 psf	1,023 sq ft	Levels 3 to 15	5
36	$1,554 psf	861 sq ft	Levels 5 to 11	4
37	$1,638 psf	840 sq ft	Levels 1 to 15	5
38	$1,529 psf	1,033 sq ft	Levels 1 to 12	5
39	$1,599 psf	1,023 sq ft	Levels 12 to 13	2
40	$1,574 psf	592 sq ft	Levels 5 to 15	5
41	$1,523 psf	592 sq ft	Levels 8 to 15	3
42	$1,520 psf	592 sq ft	Levels 4 to 13	7
43	$1,482 psf	592 sq ft	Levels 4 to 14	6
44	$1,459 psf	581 sq ft	Levels 6 to 15	5
45	$1,554 psf	592 sq ft	Levels 8 to 15	5
46	$1,548 psf	549 sq ft	Levels 1 to 10	4
47	$1,495 psf	603 sq ft	Levels 3 to 14	5
48	$1,385 psf	592 sq ft	Levels 1 to 7	3
49	$1,466 psf	549 sq ft	Levels 3 to 14	3
50	$1,508 psf	549 sq ft	Levels 5 to 11	3
51	$1,509 psf	549 sq ft	Levels 11 to 12	2
52	$1,494 psf	549 sq ft	Levels 4 to 10	3
53	$1,453 psf	592 sq ft	Levels 3 to 14	3
54	$1,592 psf	603 sq ft	Levels 8 to 14	3
55	$1,585 psf	549 sq ft	Levels 7 to 15	3
56	$1,503 psf	716 sq ft	Levels 4 to 12	2
57	$1,533 psf	581 sq ft	Levels 6 to 14	4

URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →

Eco Notes

How these numbers are worked out

Grade B places Eco 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: $1,569 psf at Eco 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 $1,545 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 (5 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 36 resale caveats at Eco ranged from $1,166 psf to $1,884 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 2017, 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), 440 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 Eco for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

What brings you to Eco?

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Eco Key facts

District: D16, Bedok, Upper East Coast
Tenure: 99-year leasehold
Lease left: About 85 years
Completed: 2017
Total units: 748

Eco Nearby

MRT and LRT (5)

Tanah Merah (EW4 / CG)440 m
Bedok South (TE30)Being built820 m
Bayshore (TE29)1.1 km
Sungei Bedok (DT37 / TE31)Being built1.3 km
Bedok (EW5)1.7 km

Primary schools within 1 km (2)

Temasek Primary SchoolWithin 1 km · 501 Bedok South Ave 3520 m
Bedok Green Primary SchoolWithin 1 km · 1 Bedok South Ave 2750 m

Bus stops (5)

ECO CondoBedok Sth Ave 3Buses 12, 12e, 25, 38, 46, 47, 48100 m
Bef Bedok View Sec SchBedok Sth Ave 3Buses 12, 12e, 25, 38, 46, 47, 48130 m
Blk 171Bedok Sth RdBuses 229220 m
Opp Blk 71Bedok Sth RdBuses 12, 12e, 38, 47300 m
Blk 168Bedok Sth Ave 3Buses 25, 46, 48, 229340 m

Secondary schools (5)

Bedok View Secondary School6 Bedok South Avenue 3200 m
Bedok South Secondary School1 Jalan Langgar Bedok700 m
Temasek Secondary School600 Upper East Coast Road830 m
Anglican High School600 Upper Changi Road960 m
St. Anthony's Canossian Secondary School1600 Bedok North Avenue 41.4 km

Childcare (5)

Blossom Creative Centre Llp8 Jalan Limau Purut160 m
White Lodge Preschool Gpr11 Bedok South Avenue 3, #B1-04 , Grandeur Park Residences220 m
PCF Sparkletots Preschool @ Siglap Blk 172172 Bedok South Road, #01-417260 m
PCF Sparkletots Preschool @ Siglap Blk 170170 Bedok South Road #01-354270 m
Sunflower Preschool @ Bedok South159 Bedok South Ave 3, #01-1555440 m

Straight-line distances from the nearest block of Eco, stations to their nearest exit; the walk is longer. Stations marked "being built" are not open yet. Only primary schools within 1 km are listed, measured from the nearest block to each school’s land boundary; this is not MOE’s official figure. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

Eco Similar condos

All 67 in District 16 →

Live on PropertyGuruSee Eco listings for sale Ask TRIBE on WhatsApp

Eco Questions

What does Eco's RPS grade say — and not say — in 2026?

Eco scores 5.56/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1565th of 2,350 Singapore resale condos and 45th of 67 in District 16 (Bedok, Upper East Coast). Solid, middle-of-the-pack project. Standout strengths: project size, MRT access. Key weaknesses: capital appreciation, schools. 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. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does Eco score Grade B, and what would move it?

A District 16 (Bedok, Upper East Coast) project sitting at the district median on all seven factors would score 7.09; Eco scores 5.56, 1.53 points below it. It gains most from Project Size (10/10 against a median of 5, +0.80) and Rental Yield (5/10 against a median of 4, +0.10). It gives up most on Primary School Effect (1/10 against a median of 9, −1.60), Project's Historical Performance (4/10 against a median of 6, −0.50) and Tenure (8/10 against a median of 10, −0.20). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at Eco?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 36 resale transactions at Eco, at a median of $1,569 psf and a median price of $951,388 (range $1,166 psf to $1,884 psf). The median PSF is up 1.5% on the previous 12 months (Nov 2024 – Oct 2025, $1,545 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at Eco cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 1-bedroom units of about 603 sq ft sold for $805,000 to $1.18M (15 sales) and 3-bedroom units of about 888 sq ft sold for $1.39M to $1.81M (6 sales) at Eco. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How much is the rent at Eco, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 1-bedroom units let at a median of $3,100 a month (178 contracts, about 4.0% gross yield), 2-bedroom units let at a median of $4,000 a month (41 contracts), 3-bedroom units let at a median of $4,800 a month (31 contracts, about 3.8% gross yield) and 5-bedroom units let at a median of $9,910 a month (4 contracts) at Eco, from URA rental contracts. Gross yield is a year of the median rent over the median resale price of the same unit type in the 12 months to October 2026, before maintenance fees, property tax, agent fees, vacancy and mortgage interest.

How far is Eco from the nearest MRT station?

Eco is about 440 m from Tanah Merah MRT (EW4 / CG), 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 Eco compare with Landbay Condo?

Landbay Condo is the project scored next to Eco on the District 16 ranking: 5.71 (Grade B) against Eco's 5.56 (Grade B). Eco scores higher on Project Size (10 vs 5) and Rental Yield (5 vs 3); Landbay Condo scores higher on Project's Historical Performance (7 vs 4) and Tenure (10 vs 8).

What is the tenure of Eco, and how big is the project?

Eco is 99-year leasehold, was completed in 2017 and has 748 units. 99YR tenure — about 85 years remaining — no near-term decay concern. 748 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.

Eco