RPS · Resale Project Scorecard
Optima @ Tanah Merah — Grade A
RPS score 7.00/10 · D16 · Bedok, Upper East Coast · 297 units · scored across 7 weighted factors — methodology published.
99YR · TID PTE LTD · TOP 2012
Strong project with clear strengths. Standout strengths: MRT access, capital appreciation. Key weaknesses: schools.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 7/10
Avg Ann. of +2.42% — top-quartile performance within its 2012-era cohort (71th percentile).
1 primary school within 1km (ST. ANTHONY'S CANOSSIAN PRIMARY SCHOOL, 0.90km away). Adequate but narrow school optionality.
297 units — good project size supporting active resale market and adequate facilities.
90m from Tanah Merah Mrt Stn (EW4) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.51% — above-average income return.
99YR tenure — about 81 years remaining — no near-term decay concern.
Strong future-catalyst exposure — closest driver: Xilin MRT (DT37, DTL3e) at 0.41km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.
Primary schools within 1km: ST. Anthony's Canossian Primary School.
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The verdict· Scores updated September 2026
Optima @ Tanah Merah scores 7.00 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 345th of 2,357 resale condos scored in Singapore and 20th of 68 in District 16 (Bedok, Upper East Coast). Its strongest factors are MRT Proximity (10/10) and Project's Historical Performance (8/10); its weakest is Primary School Effect (3/10). Strong project with clear strengths. Standout strengths: MRT access, capital appreciation. Key weaknesses: schools.
See all 68 scored condos in District 16 (Bedok, Upper East Coast) →
RPS · Resale Project Scorecard
Recent resale transactions at Optima @ Tanah Merah
12 months to September 2026 (Oct 2025 – Sep 2026): 9 resale transactions, median $1,583 psf, median price $1.54M. Median PSF is up 7.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,476 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $1,532 psf | $1.41M |
| Jan–Mar 2026 | 2 | $1,530 psf | $1.42M |
| Apr–Jun 2026 | 2 | $1,645 psf | $1.76M |
| Jul–Sep 2026 | 3 | $1,734 psf | $1.83M |
| 12-month total | 9 | $1,583 psf | $1.54M |
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.
Optima @ Tanah Merah: frequently asked questions
Answers generated from the scorecard data — RPS rank 345th of 2,357, scores updated September 2026.
- Is Optima @ Tanah Merah a good buy in 2026?
- Optima @ Tanah Merah scores 7.00/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 345th of 2,357 Singapore resale condos and 20th of 68 in District 16 (Bedok, Upper East Coast). Strong project with clear strengths. Standout strengths: MRT access, capital appreciation. Key weaknesses: 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 Optima @ Tanah Merah?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 9 resale transactions at Optima @ Tanah Merah, at a median of $1,583 psf and a median price of $1.54M (range $1,510 psf to $1,748 psf). The median PSF is up 7.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,476 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Optima @ Tanah Merah from the nearest MRT station?
- Optima @ Tanah Merah is about 90m from Tanah Merah MRT (EW4), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Optima @ Tanah Merah compare with Parbury Hill Condo?
- Parbury Hill Condo is the project scored next to Optima @ Tanah Merah on the District 16 ranking: 7.01 (Grade A) against Optima @ Tanah Merah's 7.00 (Grade A). Optima @ Tanah Merah scores higher on Rental Yield (6 vs 2) and Project Size (8 vs 5); Parbury Hill Condo scores higher on Primary School Effect (3 vs 9) and Tenure (8 vs 10).
- Which primary schools are within 1km of Optima @ Tanah Merah?
- One primary school is within 1km of Optima @ Tanah Merah: ST. Anthony's Canossian Primary School. 1 primary school within 1km (ST. ANTHONY'S CANOSSIAN PRIMARY SCHOOL, 0.90km away). Adequate but narrow school optionality. Optima @ Tanah Merah scores 3/10 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 Optima @ Tanah Merah, and how big is the project?
- Optima @ Tanah Merah is 99-year leasehold, completed in 2012, has 297 units, developed by TID PTE LTD. 99YR tenure — about 81 years remaining — no near-term decay concern. 297 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Optima @ Tanah Merah in Bedok, Upper East Coast
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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