AGrade

Resale Project Scorecard

Limau Park

D16 · Bedok, Upper East Coast · freehold · completed 1991 · 32 units

Grade A, 6.79 out of 10, the 26th 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: 1
To Tanah Merah MRT: 550 m

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

Limau Park Score

A
Grade
Score out of 10: 6.79
Highest score among 67 resale condos in District 16: 26th

Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: rental yield, project size.

Project's Historical Performance25%7/10

Avg Ann. of +4.37% — near-median performance within its 1991-era cohort (66th percentile).

The district median is 6/10.

Primary School Effect20%9/10

1 primary school within 1km (Temasek Primary School, 0.50km away) — and it is heavily oversubscribed, balloting even for citizens inside 1km. A narrow catchment, but a strong one for Primary 1.

The district median is 9/10.

Temasek 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%3/10

32 units — very small project; niche product with thin resale market.

The district median is 5/10.

MRT Proximity13%8/10

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

The district median is 9/10.

Rental Yield10%3/10

Rental yield of 2.77% — 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%7/10

Strong future-catalyst exposure — closest driver: Sungei Bedok MRT (TE31/DT38, TEL5+DTL3e) at 0.37km. 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 Limau Park scores 6.79

Limau Park scores 6.79 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 526th of 2,350 resale condos scored in Singapore and 26th of 67 in District 16 (Bedok, Upper East Coast). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Rental Yield (3/10).

Factor	This condoLimau Park	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	7/10	6/10	+0.25	59% of district
Primary School Effect20%	9/10	9/10	±0.00	42% of district
Project Size16%	3/10	5/10	−0.32	0% of district
MRT Proximity13%	8/10	9/10	−0.13	5% 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%	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 Limau Park 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.

Limau Park Prices

Median PSF: $1,515
Median price: $2.30M
Resale: 1

Past transactions at Limau Park

Unit

3 resales, Nov 2021 to Oct 2026 · median $1,376 psf · $1,820,888 to $2,300,000 · all 3 sold at a profit

							Sale
20 May 2026	32 Jalan Limau Bali	#00-003BR · Blk 32	3BR	1,518	$1,515	$2,300,000	Resale
26 Jun 2024	26 Jalan Limau Bali	#00-003BR · Blk 26	3BR	1,518	$1,376	$2,088,000	Resale
26 Sep 2022	22C Jalan Limau Bali	#00-00— · Blk 22C	—	1,658	$1,098	$1,820,888	Resale

Too few sales in this period to draw a trend; the list above has each one.

Resales by quarter

URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →

Limau Park Rent

Median rent a month: $4,000
Rental contracts: 4

Unit type	Median rent	LetsContracts
3-bedroom	$4,000	4

Rental contracts at Limau Park

4 contracts, Sep 2025 to Aug 2026 · median $4,000 a month · $4,000 to $4,200

Month	Type	Size	Rent a month
Jan 2026	3BR	1,200 to 1,300 sq ft	$4,000
Dec 2025	3BR	1,200 to 1,300 sq ft	$4,000
Nov 2025	3BR	1,200 to 1,300 sq ft	$4,200
Sep 2025	3BR	1,500 to 1,600 sq ft	$4,000

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

Limau Park Notes

How these numbers are worked out

Grade A places Limau Park 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: $1,515 psf at Limau Park 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). 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. No yield is shown: too few resales of these unit types in the last 12 months to divide by.
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.
Recent price evidence is thin: 1 resale caveat in the 12 months to October 2026. The Historical Performance factor (7/10) rests on the 10-year record, not on this window.
Historical Performance is a percentile among projects of similar vintage (completed around 1991, 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), 550 m 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 Limau Park for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

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Limau Park Key facts

District: D16, Bedok, Upper East Coast
Tenure: Freehold
Completed: 1991
Total units: 32
Developer: First Capital Development Pte Ltd

Limau Park Nearby

MRT and LRT (5)

Tanah Merah (EW4 / CG)550 m
Bedok South (TE30)Being built640 m
Sungei Bedok (DT37 / TE31)Being built970 m
Bayshore (TE29)1.1 km
Xilin (DT36)Being built1.9 km

Primary schools within 1 km (1)

Temasek Primary SchoolWithin 1 km (OneMap, all 11 blocks) · 501 Bedok South Ave 3500 m

Bus stops (5)

Blk 164Bedok Sth RdBuses 229260 m
Blk 171Bedok Sth RdBuses 229260 m
ECO CondoBedok Sth Ave 3Buses 12, 12e, 25, 38, 46, 47, 48420 m
Bef Bedok View Sec SchBedok Sth Ave 3Buses 12, 12e, 25, 38, 46, 47, 48450 m
Blk 168Bedok Sth Ave 3Buses 25, 46, 48, 229480 m

Secondary schools (5)

Bedok South Secondary School1 Jalan Langgar Bedok390 m
Bedok View Secondary School6 Bedok South Avenue 3510 m
Temasek Secondary School600 Upper East Coast Road720 m
Anglican High School600 Upper Changi Road1.2 km
St. Anthony's Canossian Secondary School1600 Bedok North Avenue 41.5 km

Childcare (5)

Gate Junior Preschool46 Limau Garden160 m
Blossom Creative Centre Llp8 Jalan Limau Purut160 m
Apollo International Preschool44 Limau Garden, Bedok Park170 m
PCF Sparkletots Preschool @ Siglap Blk 170170 Bedok South Road #01-354270 m
PCF Sparkletots Preschool @ Siglap Blk 172172 Bedok South Road, #01-417410 m

Straight-line distances from the nearest block of Limau Park, 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: OneMap School Query's answer for each block of Limau Park, the measure MOE uses for Primary 1; the figure beside a school is our straight line from the nearest block to the school's land boundary. 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.

Limau Park Similar condos

All 67 in District 16 →

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Limau Park Questions

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

Limau Park scores 6.79/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 526th of 2,350 Singapore resale condos and 26th of 67 in District 16 (Bedok, Upper East Coast). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: rental yield, project size. 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 Limau Park score Grade A, 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; Limau Park scores 6.79, 0.30 points below it. It gains most from Project's Historical Performance (7/10 against a median of 6, +0.25). It gives up most on Project Size (3/10 against a median of 5, −0.32), MRT Proximity (8/10 against a median of 9, −0.13) and Rental Yield (3/10 against a median of 4, −0.10). 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 Limau Park?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 1 resale transaction at Limau Park, at a median of $1,515 psf and a median price of $2.30M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

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

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 3-bedroom units let at a median of $4,000 a month (4 contracts) at Limau Park, from URA rental contracts.

How far is Limau Park from the nearest MRT station?

Limau Park is about 550 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 Limau Park compare with Casa Flora?

Casa Flora is the project scored next to Limau Park on the District 16 ranking: 6.85 (Grade A) against Limau Park's 6.79 (Grade A). Limau Park scores higher on Future Transformation (7 vs 6); Casa Flora scores higher on Rental Yield (4 vs 3).

Which primary schools are within 1km of Limau Park?

One primary school is within 1km of Limau Park on OneMap's School Query, measured from the development's nearest block: Temasek Primary School. The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. Limau Park 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 Limau Park, and how big is the project?

Limau Park is freehold, was completed in 1991, has 32 units and was developed by First Capital Development Pte Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 32 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.