RPS · Resale Project Scorecard
Meridian 38 — Grade B
RPS score 5.66/10 · D15 · East Coast, Marine Parade · 19 units · scored across 7 weighted factors — methodology published.
FH · JVA TELOK KURAU PTE LTD · TOP 2015
Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: total returns, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 1/10
Avg Ann. of +0.37% — below-median performance vs same-vintage peers (32th percentile of 2015-era cohort).
4 primary schools within 1km (nearest: CHIJ (KATONG) PRIMARY at 0.43km). Exceptional school catchment — strong appeal for families with young children.
19 units — very small project; niche product with thin resale market.
0.62km from Marine Terrace Mrt Stn (TE27) — short walk to MRT, good transport convenience.
Rental yield of 2.43% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
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.
Primary schools within 1km: CHIJ (Katong) Primary, TAO NAN School, HAIG Girls' School, NGEE ANN Primary School.
The verdict· Scores updated September 2026
Meridian 38 scores 5.66 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1396th of 2,357 resale condos scored in Singapore and 280th of 436 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). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: total returns, future transformation.
See all 436 scored condos in District 15 (East Coast, Marine Parade) →
RPS · Resale Project Scorecard
Recent resale transactions at Meridian 38
12 months to September 2026 (Oct 2025 – Sep 2026): 4 resale transactions, median $1,593 psf, median price $1.83M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,414 psf | $1.05M |
| Jan–Mar 2026 | 1 | $1,606 psf | $1.85M |
| Apr–Jun 2026 | 1 | $1,587 psf | $1.83M |
| Jul–Sep 2026 | 1 | $1,598 psf | $1.84M |
| 12-month total | 4 | $1,593 psf | $1.83M |
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.
Meridian 38: frequently asked questions
Answers generated from the scorecard data — RPS rank 1396th of 2,357, scores updated September 2026.
- Is Meridian 38 a good buy in 2026?
- Meridian 38 scores 5.66/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1396th of 2,357 Singapore resale condos and 280th of 436 in District 15 (East Coast, Marine Parade). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: total returns, future transformation. 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 Meridian 38?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 4 resale transactions at Meridian 38, at a median of $1,593 psf and a median price of $1.83M (range $1,414 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 far is Meridian 38 from the nearest MRT station?
- Meridian 38 is about 620m from Marine Terrace MRT (TE27), scoring 7/10 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 Finland Gardens?
- Finland Gardens is the project scored next to Meridian 38 on the District 15 ranking: 5.66 (Grade B) against Meridian 38's 5.66 (Grade B). Meridian 38 scores higher on Primary School Effect (10 vs 5) and Rental Yield (2 vs 1); Finland Gardens scores higher on Project's Historical Performance (4 vs 8) and Future Transformation (1 vs 3).
- Which primary schools are within 1km of Meridian 38?
- 4 primary schools are within 1km of Meridian 38: CHIJ (Katong) Primary, TAO NAN School, HAIG Girls' School, NGEE ANN Primary School. 4 primary schools within 1km (nearest: CHIJ (KATONG) PRIMARY at 0.43km). Exceptional school catchment — strong appeal for families with young children. 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, completed in 2015, has 19 units, 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%.
Scored either side of Meridian 38 in East Coast, Marine Parade
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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