BGrade

Resale Project Scorecard

Meridian 38

D15 · East Coast, Marine Parade · freehold · completed 2015 · 19 units

Grade B, 5.79 out of 10, the 286th highest score among 434 resale condos in District 15.

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: 3
To Marine Terrace MRT: 480 m

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

Meridian 38 Score

B
Grade
Score out of 10: 5.79
Highest score among 434 resale condos in District 15: 286th

Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: rental yield, future transformation.

Project's Historical Performance25%4/10

Avg Ann. of +0.37% — below-median performance vs same-vintage peers (32nd percentile of 2015-era cohort).

The district median is 6.5/10.

Primary School Effect20%10/10

4 primary schools within 1km (nearest: CHIJ (Katong) Primary at 0.37km). Exceptional school catchment — strong appeal for families with young children.

The district median is 8/10.

CHIJ (Katong) Primary
Tao Nan School
Haig Girls' School
Ngee Ann 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

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

The district median is 3/10.

MRT Proximity13%8/10

480 m from Marine Terrace MRT (TE27) — short walk to MRT, good transport convenience.

The district median is 8/10.

Rental Yield10%2/10

Rental yield of 2.43% — weak 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%1/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.21km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

The district median is 1/10.

Scores updated October 2026. On the map →

Why Meridian 38 scores 5.79

Meridian 38 scores 5.79 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1383rd of 2,350 resale condos scored in Singapore and 286th of 434 in District 15 (East Coast, Marine Parade). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Future Transformation (1/10).

Factor	This condoMeridian 38	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	4/10	6.5/10	−0.62	6% of district
Primary School Effect20%	10/10	8/10	+0.40	53% of district
Project Size16%	3/10	3/10	±0.00	0% of district
MRT Proximity13%	8/10	8/10	±0.00	35% of district
Rental Yield10%	2/10	4/10	−0.20	10% of district
Tenure10%	10/10	10/10	±0.00	5% of district
Future Transformation6%	1/10	1/10	±0.00	29% of district

Medians are across the 434 scored resale projects in District 15 (East Coast, Marine Parade). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Meridian 38 and a median-profile project (6.21). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.

Meridian 38 Prices

By unit type at Meridian 38

Unit type	Size	Sold for	Median PSF	Sales
3-bedroom1,152 sq ft	1,152 sq ft	$1.83M to $1.85M	$1,598 psf	3

Past transactions at Meridian 38

Unit

4 resales, Nov 2021 to Oct 2026 · median $1,593 psf · $1,050,000 to $1,850,000 · 3 of 4 sold at a profit

								Sale
19 Aug 2026	38 Lorong M Telok Kurau	2	#02-03033BR	3BR	1,152	$1,598	$1,840,000	Resale
21 May 2026	38 Lorong M Telok Kurau	4	#04-03033BR	3BR	1,152	$1,587	$1,828,000	Resale
14 Jan 2026	38 Lorong M Telok Kurau	4	#04-03033BR	3BR	1,152	$1,606	$1,850,000	Resale
13 Oct 2025	38 Lorong M Telok Kurau	3	#03-04042BR	2BR	743	$1,414	$1,050,000	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 →

Meridian 38 Notes

How these numbers are worked out

Grade B places Meridian 38 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: $1,598 psf at Meridian 38 against $1,852 psf across District 15, 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.
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.
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 3 resale caveats at Meridian 38 ranged from $1,587 psf to $1,606 psf: that spread is unit-level variation the score cannot see.
Recent price evidence is thin: 3 resale caveats in the 12 months to October 2026. The Historical Performance factor (4/10) rests on the 10-year record, not on this window.
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 Marine Terrace MRT (TE27), 480 m in a straight line. The walking route is usually longer, and bus links are not scored.
Primary School Effect counts the 4 primary schools 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 Meridian 38 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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Meridian 38 Key facts

District: D15, East Coast, Marine Parade
Tenure: Freehold
Completed: 2015
Total units: 19
Developer: JVA Telok Kurau Pte Ltd

Meridian 38 Nearby

MRT and LRT (5)

Marine Terrace (TE27)480 m
Marine Parade (TE26)560 m
Kembangan (EW6)1.2 km
Eunos (EW7)1.3 km
Tanjong Katong (TE25)1.8 km

Primary schools within 1 km (4)

CHIJ (Katong) PrimaryWithin 1 km (OneMap, its block) · 17 Martia Road370 m
Tao Nan SchoolWithin 1 km (OneMap, its block) · 49 Marine Crescent510 m
Haig Girls' SchoolWithin 1 km (OneMap, its block) · 51 Koon Seng Road810 m
Ngee Ann Primary SchoolWithin 1 km (OneMap, its block) · 344 Marine Terrace850 m

Bus stops (5)

Aft Jln BaiduriTelok Kurau RdBuses 15, 150, 155100 m
Aft Lor M Telok KurauTelok Kurau RdBuses 15, 150, 155100 m
Caltex StnEast Coast RdBuses 10, 10e, 12, 14, 14e, 32, 40170 m
Opp Caltex StnEast Coast RdBuses 10, 10e, 12, 14, 14A, 14e, 32, 40200 m
Bef Lor K Telok KurauTelok Kurau RdBuses 15, 150, 155260 m

Secondary schools (5)

St. Patrick's School490 East Coast Road800 m
CHIJ Katong Convent346 Marine Terrace820 m
Tanjong Katong Secondary School130 Haig Road1.5 km
Tanjong Katong Girls' School20 Dunman Lane1.7 km
Victoria School2 Siglap Link1.9 km

Childcare (5)

The Gardner Preschool55 Lorong L Telok Kurau, #03-57, Bright Centre170 m
Kidya Childcare55 Lorong L Telok Kurau, #03-61 , Bright Centre170 m
Two By Two Schoolhouse55 Lor L Telok Kurau #03-61 Bright Centre170 m
Dynamic World Montessori Preschool292 East Coast Road290 m
Little Fairyland Child Care & Development Centre509 East Coast Road320 m

Straight-line distances from the nearest block of Meridian 38, stations to their nearest exit; the walk is longer. Only primary schools within 1 km are listed: OneMap School Query's answer for each block of Meridian 38, 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.

Meridian 38 Similar condos

All 434 in District 15 →

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Meridian 38 Questions

What does Meridian 38's RPS grade say — and not say — in 2026?

Meridian 38 scores 5.79/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1383rd of 2,350 Singapore resale condos and 286th of 434 in District 15 (East Coast, Marine Parade). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: rental yield, future transformation. 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 Meridian 38 score Grade B, and what would move it?

A District 15 (East Coast, Marine Parade) project sitting at the district median on all seven factors would score 6.21; Meridian 38 scores 5.79, 0.42 points below it. It gains most from Primary School Effect (10/10 against a median of 8, +0.40). It gives up most on Project's Historical Performance (4/10 against a median of 6.5, −0.62) and Rental Yield (2/10 against a median of 4, −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 Meridian 38?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 3 resale transactions at Meridian 38, at a median of $1,598 psf and a median price of $1.84M (range $1,587 psf to $1,606 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 Meridian 38 cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 3-bedroom units of about 1,152 sq ft sold for $1.83M to $1.85M (3 sales) at Meridian 38. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How far is Meridian 38 from the nearest MRT station?

Meridian 38 is about 480 m from Marine Terrace MRT (TE27), 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 Meridian 38 compare with The Ambra?

The Ambra is the project scored next to Meridian 38 on the District 15 ranking: 5.81 (Grade B) against Meridian 38's 5.79 (Grade B). Meridian 38 scores higher on Primary School Effect (10 vs 3); The Ambra scores higher on Project's Historical Performance (9 vs 4) and Rental Yield (3 vs 2).

Which primary schools are within 1km of Meridian 38?

4 primary schools are within 1km of Meridian 38 on OneMap's School Query, measured from the development's nearest block: CHIJ (Katong) Primary, Tao Nan School, Haig Girls' School, Ngee Ann 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. Meridian 38 scores 10/10 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 Meridian 38, and how big is the project?

Meridian 38 is freehold, was completed in 2015, has 19 units and was developed by JVA Telok Kurau Pte Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 19 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.