Resale Project Scorecard
Hedges Park Condo
D17 · Changi, Loyang, Pasir Ris · 99-year leasehold · completed 2015 · 501 units
Grade B, 6.42 out of 10, the 4th highest score among 33 resale condos in District 17.
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
- 83 yrs
- Resales, 12 months to Oct 2026
- 27
- To Tampines East MRT
- 1.2 km
Background: Changi, Loyang, Pasir Ris, not this condo. Photo credits
Hedges Park Condo Score
- B
- Grade
- Score out of 10
- 6.42
- Highest score among 33 resale condos in District 17
- 4th
Solid, middle-of-the-pack project. Standout strengths: project size, capital appreciation. Key weaknesses: schools, future transformation.
Project's Historical Performance25%8/10
Avg Ann. of +2.07% — top-quartile performance within its 2015-era cohort (72nd percentile).
The district median is 5/10.
Primary School Effect20%3/10
1 primary school within 1km (East Spring Primary School, 0.49km away), and it is undersubscribed. Limited school draw for families prioritising Primary 1 registration.
The district median is 5/10.
- East Spring Primary School
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
501 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 3/10.
MRT Proximity13%4/10
1.2 km from Tampines East MRT (DT33) — weaker MRT access, likely requires bus or car for most trips.
The district median is 4/10.
Rental Yield10%7/10
Rental yield of 3.79% — strong income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 83 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Loyang MRT (CR2, CRL1) at 1.85km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Hedges Park Condo scores 6.42
Hedges Park Condo scores 6.42 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 804th of 2,350 resale condos scored in Singapore and 4th of 33 in District 17 (Changi, Loyang, Pasir Ris). Its strongest factors are Project Size (10/10) and Project's Historical Performance (8/10); its weakest is Future Transformation (3/10).
| Factor | This condoHedges Park Condo | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 5/10 | +0.75 | 78% of district |
| Primary School Effect20% | 3/10 | 5/10 | −0.40 | 9% of district |
| Project Size16% | 10/10 | 3/10 | +1.12 | 94% of district |
| MRT Proximity13% | 4/10 | 4/10 | ±0.00 | 25% of district |
| Rental Yield10% | 7/10 | 5/10 | +0.20 | 81% of district |
| Tenure10% | 8/10 | 10/10 | −0.20 | 9% of district |
| Future Transformation6% | 3/10 | 4/10 | −0.06 | 0% of district |
Medians are across the 33 scored resale projects in District 17 (Changi, Loyang, Pasir Ris). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Hedges Park Condo and a median-profile project (4.99). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Hedges Park Condo Prices
By unit type at Hedges Park Condo
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom484 sq ft | 484 sq ft | $665,000 to $700,000 | $1,396 psf | 4 |
| 2-bedroom764 sq ft | 764 sq ft | $950,000 to $1.24M | $1,248 psf | 11 |
| 3-bedroom1,076 sq ft | 1,076 sq ft | $1.23M to $1.46M | $1,284 psf | 12 |
Past transactions at Hedges Park Condo
27 resales, Nov 2025 to Oct 2026 · median $1,278 psf · $665,000 to $1,460,000 · 26 of 27 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 1 Sep 2026 | 77 Flora Drive | 1 | #01-22222BR · Blk 77 | 2BR | 915 | $1,202 | $1,100,000 | Resale |
| 31 Aug 2026 | 89 Flora Drive | 4 | #04-65653BR · Blk 89 | 3BR | 1,001 | $1,292 | $1,293,000 | Resale |
| 28 Aug 2026 | 79 Flora Drive | 4 | #04-26261BR · Blk 79 | 1BR | 484 | $1,373 | $665,000 | Resale |
| 14 Aug 2026 | 79 Flora Drive | 6 | #06-26261BR · Blk 79 | 1BR | 484 | $1,408 | $682,000 | Resale |
| 7 Aug 2026 | 71 Flora Drive | 3 | #03-04042BR · Blk 71 | 2BR | 764 | $1,250 | $955,000 | Resale |
| 28 Jul 2026 | 79 Flora Drive | 4 | #04-27273BR · Blk 79 | 3BR | 1,076 | $1,289 | $1,388,000 | Resale |
| 21 Jul 2026 | 87 Flora Drive | 5 | #05-61612BR · Blk 87 | 2BR | 797 | $1,253 | $998,000 | Resale |
| 30 Jun 2026 | 89 Flora Drive | 4 | #04-72723BR · Blk 89 | 3BR | 1,001 | $1,279 | $1,280,000 | Resale |
| 21 May 2026 | 79 Flora Drive | 2 | #02-30302BR · Blk 79 | 2BR | 764 | $1,254 | $958,000 | Resale |
| 29 Apr 2026 | 83 Flora Drive | 3 | #03-44443BR · Blk 83 | 3BR | 1,076 | $1,296 | $1,395,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D17 |
|---|---|---|---|
| Nov 2025 | 3 | $1,282 psf | $1,276 psf |
| Dec 2025 | 6 | $1,264 psf | $1,261 psf |
| Jan 2026 | 2 | $1,313 psf | $1,254 psf |
| Feb 2026 | 2 | $1,243 psf | $1,243 psf |
| Mar 2026 | 2 | $1,251 psf | $1,255 psf |
| Apr 2026 | 3 | $1,296 psf | $1,269 psf |
| May 2026 | 1 | — | $1,255 psf |
| Jun 2026 | 1 | — | $1,265 psf |
| Jul 2026 | 2 | $1,271 psf | $1,287 psf |
| Aug 2026 | 4 | $1,333 psf | $1,287 psf |
| Sep 2026 | 1 | — | $1,332 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +2.7% a year, ranked 14 of 16 in D17 and 470 of 715 condos. See the most profitable condos in D17 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Hedges Park Condo Rent
- Median rent a month
- $2,600 to $4,800
- Gross yield
- 3.4% to 4.6%
- Rental contracts
- 93
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $2,600 | $2,580 to $2,730 | 4.6% | 35 |
| 2-bedroom | $3,200 | $3,100 to $3,400 | 4.0% | 35 |
| 3-bedroom | $3,800 | $3,650 to $4,000 | 3.4% | 20 |
| 4-bedroom | $4,800 | — | — | 3 |
Rental contracts at Hedges Park Condo
93 contracts, Sep 2025 to Aug 2026 · median $3,150 a month · $2,200 to $5,600
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,350 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,400 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,500 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,550 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,600 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,050 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,050 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,100 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,100 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,200 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Hedges Park Condo By stack
- Highest, stack 14
- $1,455 psf
- Lowest, stack 67
- $1,029 psf
- Stacks with 2+ resales
- 47
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 02 | $1,404 psf | 484 sq ft | Levels 4 to 8 | 3 |
| 04 | $1,266 psf | 764 sq ft | Levels 3 to 8 | 4 |
| 05 | $1,287 psf | 484 sq ft | Levels 2 to 6 | 2 |
| 06 | $1,220 psf | 1,076 sq ft | Levels 5 to 8 | 2 |
| 10 | $1,204 psf | 764 sq ft | Levels 6 to 8 | 3 |
| 13 | $1,263 psf | 1,076 sq ft | Levels 2 to 6 | 3 |
| 14 | $1,455 psf | 484 sq ft | Levels 2 to 8 | 3 |
| 15 | $1,068 psf | 1,076 sq ft | Levels 3 to 5 | 3 |
Show the other 39 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 18 | $1,197 psf | 764 sq ft | Levels 1 to 6 | 5 |
| 20 | $1,380 psf | 484 sq ft | Levels 6 to 8 | 2 |
| 21 | $1,199 psf | 1,076 sq ft | Levels 3 to 4 | 2 |
| 22 | $1,202 psf | 764 sq ft | Levels 1 to 8 | 3 |
| 23 | $1,394 psf | 484 sq ft | Levels 3 to 8 | 4 |
| 24 | $1,264 psf | 764 sq ft | Levels 4 to 7 | 5 |
| 25 | $1,292 psf | 1,076 sq ft | Levels 3 to 8 | 2 |
| 26 | $1,373 psf | 484 sq ft | Levels 4 to 6 | 5 |
| 27 | $1,182 psf | 1,076 sq ft | Levels 2 to 5 | 3 |
| 28 | $1,191 psf | 764 sq ft | Levels 1 to 5 | 3 |
| 30 | $1,249 psf | 764 sq ft | Levels 2 to 4 | 2 |
| 31 | $1,279 psf | 1,001 sq ft | Levels 4 to 6 | 2 |
| 32 | $1,060 psf | 883 sq ft | Levels 2 to 5 | 2 |
| 34 | $1,164 psf | 1,001 sq ft | Levels 3 to 8 | 2 |
| 35 | $1,293 psf | 1,442 sq ft | Levels 2 to 3 | 2 |
| 37 | $1,153 psf | 797 sq ft | Levels 3 to 8 | 4 |
| 38 | $1,215 psf | 1,437 sq ft | Levels 6 to 7 | 2 |
| 41 | $1,089 psf | 764 sq ft | Levels 2 to 8 | 3 |
| 43 | $1,154 psf | 883 sq ft | Levels 2 to 8 | 2 |
| 44 | $1,085 psf | 1,076 sq ft | Levels 2 to 7 | 5 |
| 46 | $1,168 psf | 797 sq ft | Levels 6 to 7 | 2 |
| 47 | $1,172 psf | 1,442 sq ft | Levels 2 to 4 | 2 |
| 48 | $1,228 psf | 872 sq ft | Levels 5 to 8 | 4 |
| 49 | $1,218 psf | 797 sq ft | Levels 2 to 5 | 3 |
| 52 | $1,177 psf | 1,001 sq ft | Level 3 | 2 |
| 53 | $1,224 psf | 1,044 sq ft | Levels 2 to 5 | 4 |
| 54 | $1,237 psf | 1,001 sq ft | Levels 4 to 8 | 4 |
| 55 | $1,238 psf | 1,346 sq ft | Levels 2 to 6 | 4 |
| 56 | $1,224 psf | 797 sq ft | Levels 4 to 7 | 3 |
| 57 | $1,143 psf | 872 sq ft | Levels 5 to 8 | 2 |
| 58 | $1,131 psf | 1,001 sq ft | Levels 2 to 6 | 3 |
| 61 | $1,258 psf | 797 sq ft | Levels 5 to 7 | 2 |
| 62 | $1,154 psf | 942 sq ft | Levels 2 to 5 | 2 |
| 64 | $1,043 psf | 797 sq ft | Levels 4 to 7 | 2 |
| 65 | $1,199 psf | 1,001 sq ft | Levels 4 to 8 | 3 |
| 66 | $1,103 psf | 942 sq ft | Levels 2 to 8 | 2 |
| 67 | $1,029 psf | 797 sq ft | Levels 3 to 7 | 3 |
| 68 | $1,214 psf | 872 sq ft | Levels 2 to 5 | 4 |
| 72 | $1,259 psf | 1,001 sq ft | Levels 2 to 8 | 3 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Hedges Park Condo Notes
How these numbers are worked out
- Grade B places Hedges Park Condo 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: $1,278 psf at Hedges Park Condo against $1,267 psf across District 17, 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 $1,280 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.
- 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 (17 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 27 resale caveats at Hedges Park Condo ranged from $1,189 psf to $1,445 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2015, 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 Tampines East MRT (DT33), 1.2 km in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- 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 Hedges Park Condo for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.