RPS · Resale Project Scorecard
Grandeur Park Residences — Grade S
RPS score 8.69/10 · D16 · Bedok, Upper East Coast · 720 units · scored across 7 weighted factors — methodology published.
99YR · EL Development · TOP 2020
Top-tier project across nearly every dimension. Standout strengths: project size, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 9/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 7/10
Avg Ann. of +3.62% — top-quartile performance within its 2020-era cohort (71th percentile).
2 primary schools within 1km (nearest: BEDOK GREEN PRIMARY SCHOOL at 0.79km). Exceptional school catchment — strong appeal for families with young children.
720 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
220m from Tanah Merah Mrt Stn (EW4) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 4.56% — exceptional income return.
99YR tenure — about 89 years remaining — no near-term decay concern.
Strong future-catalyst exposure — closest driver: Sungei Bedok MRT (TE31/DT38, TEL5+DTL3e) at 0.29km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.
Primary schools within 1km: Bedok Green Primary School, Temasek Primary School.
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The verdict· Scores updated September 2026
Grandeur Park Residences scores 8.69 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 17th of 2,357 resale condos scored in Singapore and 1st of 68 in District 16 (Bedok, Upper East Coast). Its strongest factors are Project Size (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (7/10). Top-tier project across nearly every dimension. Standout strengths: project size, schools.
See all 68 scored condos in District 16 (Bedok, Upper East Coast) →
RPS · Resale Project Scorecard
Recent resale transactions at Grandeur Park Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 37 resale transactions, median $2,030 psf, median price $1.70M. Median PSF is up 3.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,963 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 13 | $2,015 psf | $1.32M |
| Jan–Mar 2026 | 8 | $2,018 psf | $1.26M |
| Apr–Jun 2026 | 8 | $2,039 psf | $1.72M |
| Jul–Sep 2026 | 8 | $2,058 psf | $1.97M |
| 12-month total | 37 | $2,030 psf | $1.70M |
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.
Grandeur Park Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 17th of 2,357, scores updated September 2026.
- Is Grandeur Park Residences a good buy in 2026?
- Grandeur Park Residences scores 8.69/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 17th of 2,357 Singapore resale condos and 1st of 68 in District 16 (Bedok, Upper East Coast). Top-tier project across nearly every dimension. Standout strengths: project size, 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.
- What is the average PSF at Grandeur Park Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 37 resale transactions at Grandeur Park Residences, at a median of $2,030 psf and a median price of $1.70M (range $1,616 psf to $2,146 psf). The median PSF is up 3.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,963 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Grandeur Park Residences from the nearest MRT station?
- Grandeur Park Residences is about 220m from Tanah Merah MRT (EW4), 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 Grandeur Park Residences compare with Waterfront Key?
- Waterfront Key is the project scored next to Grandeur Park Residences on the District 16 ranking: 8.48 (Grade S) against Grandeur Park Residences's 8.69 (Grade S). Grandeur Park Residences scores higher on Rental Yield (9 vs 4) and Future Transformation (7 vs 3); Waterfront Key scores higher on Project's Historical Performance (8 vs 10) and Primary School Effect (9 vs 10).
- Which primary schools are within 1km of Grandeur Park Residences?
- 2 primary schools are within 1km of Grandeur Park Residences: Bedok Green Primary School, Temasek Primary School. 2 primary schools within 1km (nearest: BEDOK GREEN PRIMARY SCHOOL at 0.79km). Exceptional school catchment — strong appeal for families with young children. Grandeur Park Residences scores 9/10 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 Grandeur Park Residences, and how big is the project?
- Grandeur Park Residences is 99-year leasehold, completed in 2020, has 720 units, developed by EL Development. 99YR tenure — about 89 years remaining — no near-term decay concern. 720 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%.
Ranked in: These Are Our Top 5 Condos in Bedok
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