Resale Project Scorecard
Ripple Bay
D18 · Pasir Ris, Tampines · 99-year leasehold · completed 2015 · 679 units
Grade S, 7.46 out of 10, the 16th highest score among 43 resale condos in District 18.
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
- 84 yrs
- Resales, 12 months to Oct 2026
- 33
- To Pasir Ris MRT
- 1.4 km
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Ripple Bay Score
- S
- Grade
- Score out of 10
- 7.46
- Highest score among 43 resale condos in District 18
- 16th
Top-tier project across nearly every dimension. Standout strengths: project size, capital appreciation. Key weaknesses: MRT access.
Project's Historical Performance25%9/10
Avg Ann. of +3.31% — top-quartile performance within its 2015-era cohort (89th percentile).
The district median is 7/10.
Primary School Effect20%7/10
2 primary schools within 1km (nearest: Pasir Ris Primary School at 0.48km). Strong school proximity — a genuine advantage for young families.
The district median is 8/10.
- Pasir Ris Primary School
- Casuarina 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
679 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%4/10
1.4 km from Pasir Ris MRT (EW1 / CR5) — weaker MRT access, likely requires bus or car for most trips.
The district median is 6/10.
Rental Yield10%6/10
Rental yield of 3.58% — above-average income return.
The district median is 6/10.
Tenure10%8/10
99YR tenure — about 84 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%5/10
Moderate future-catalyst exposure — nearest meaningful driver: Pasir Ris East MRT (CR3, CRL1) at 0.23km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 5/10.
Scores updated October 2026. On the map →
Why Ripple Bay scores 7.46
Ripple Bay scores 7.46 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 205th of 2,350 resale condos scored in Singapore and 16th of 43 in District 18 (Pasir Ris, Tampines). Its strongest factors are Project Size (10/10) and Project's Historical Performance (9/10); its weakest is MRT Proximity (4/10).
| Factor | This condoRipple Bay | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 9/10 | 7/10 | +0.50 | 69% of district |
| Primary School Effect20% | 7/10 | 8/10 | −0.20 | 10% of district |
| Project Size16% | 10/10 | 8/10 | +0.32 | 60% of district |
| MRT Proximity13% | 4/10 | 6/10 | −0.26 | 2% of district |
| Rental Yield10% | 6/10 | 6/10 | ±0.00 | 38% of district |
| Tenure10% | 8/10 | 8/10 | ±0.00 | 33% of district |
| Future Transformation6% | 5/10 | 5/10 | ±0.00 | 50% of district |
Medians are across the 43 scored resale projects in District 18 (Pasir Ris, Tampines). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Ripple Bay and a median-profile project (7.11). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Ripple Bay Prices
By unit type at Ripple Bay
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom484 sq ft | 484 sq ft | $685,000 to $815,000 | $1,461 psf | 8 |
| 2-bedroom775 sq ft | 775 sq ft | $1.04M to $1.33M | $1,400 psf | 15 |
| 3-bedroom1,087 sq ft | 1,087 sq ft | $1.54M to $1.87M | $1,469 psf | 9 |
Past transactions at Ripple Bay
33 resales, Nov 2025 to Oct 2026 · median $1,419 psf · $685,000 to $1,868,888 · 30 of the 31 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 18 Sep 2026 | 6 Pasir Ris Link | 8 | #08-19192BR · Blk 6 | 2BR | 775 | $1,381 | $1,070,000 | Resale |
| 9 Sep 2026 | 6 Pasir Ris Link | 6 | #06-27271BR · Blk 6 | 1BR | 484 | $1,507 | $730,000 | Resale |
| 1 Sep 2026 | 2 Pasir Ris Link | 10 | #10-04041BR · Blk 2 | 1BR | 484 | $1,476 | $715,000 | Resale |
| 24 Aug 2026 | 8 Pasir Ris Link | 3 | #03-30301BR · Blk 8 | 1BR | 484 | $1,414 | $685,000 | Resale |
| 31 Jul 2026 | 4 Pasir Ris Link | 8 | #08-14141BR · Blk 4 | 1BR | 538 | $1,431 | $770,000 | Resale |
| 17 Jul 2026 | 2 Pasir Ris Link | 5 | #05-01012BR · Blk 2 | 2BR | 775 | $1,339 | $1,038,000 | Resale |
| 13 Jul 2026 | 2 Pasir Ris Link | 8 | #08-02023BR · Blk 2 | 3BR | 1,066 | $1,469 | $1,565,000 | Resale |
| 8 Jul 2026 | 12 Pasir Ris Link | 1 | #01-49493BR · Blk 12 | 3BR | 1,399 | $1,272 | $1,780,000 | Resale |
| 29 Jun 2026 | 4 Pasir Ris Link | 11 | #11-17173BR · Blk 4 | 3BR | 1,066 | $1,483 | $1,580,000 | Resale |
| 19 Jun 2026 | 10 Pasir Ris Link | 1 | #01-47472BR · Blk 10 | 2BR | 1,033 | $1,287 | $1,330,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D18 |
|---|---|---|---|
| Nov 2025 | 3 | $1,389 psf | $1,455 psf |
| Dec 2025 | 4 | $1,431 psf | $1,496 psf |
| Jan 2026 | 2 | $1,570 psf | $1,458 psf |
| Feb 2026 | 5 | $1,404 psf | $1,420 psf |
| Mar 2026 | 4 | $1,431 psf | $1,467 psf |
| Apr 2026 | — | — | $1,519 psf |
| May 2026 | 4 | $1,471 psf | $1,466 psf |
| Jun 2026 | 3 | $1,419 psf | $1,495 psf |
| Jul 2026 | 4 | $1,385 psf | $1,457 psf |
| Aug 2026 | 1 | — | $1,482 psf |
| Sep 2026 | 3 | $1,476 psf | $1,492 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.7% a year, ranked 20 of 41 in D18 and 292 of 715 condos. See the most profitable condos in D18 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Ripple Bay Rent
- Median rent a month
- $2,600 to $5,100
- Gross yield
- 3.2% to 4.4%
- Rental contracts
- 161
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $2,600 | $2,500 to $2,700 | 4.4% | 42 |
| 2-bedroom | $3,300 | $3,100 to $3,400 | 3.6% | 87 |
| 3-bedroom | $4,200 | $4,050 to $4,400 | 3.2% | 25 |
| 4-bedroom | $5,100 | $4,900 to $5,380 | — | 7 |
Rental contracts at Ripple Bay
162 contracts, Sep 2025 to Aug 2026 · median $3,225 a month · $2,300 to $8,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,450 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,600 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,650 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,700 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,700 |
| 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 | $3,150 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,300 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,300 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Ripple Bay By stack
- Highest, stack 55
- $1,633 psf
- Lowest, stack 35
- $1,163 psf
- Stacks with 2+ resales
- 51
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,394 psf | 775 sq ft | Levels 5 to 11 | 3 |
| 03 | $1,301 psf | 1,163 sq ft | Levels 3 to 11 | 3 |
| 04 | $1,400 psf | 484 sq ft | Levels 3 to 10 | 4 |
| 05 | $1,274 psf | 538 sq ft | Levels 5 to 9 | 2 |
| 08 | $1,387 psf | 1,066 sq ft | Levels 6 to 11 | 4 |
| 09 | $1,271 psf | 775 sq ft | Levels 6 to 10 | 2 |
| 10 | $1,190 psf | 1,055 sq ft | Level 2 | 2 |
| 11 | $1,230 psf | 1,485 sq ft | Levels 2 to 12 | 4 |
Show the other 43 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 13 | $1,303 psf | 484 sq ft | Levels 3 to 9 | 3 |
| 14 | $1,431 psf | 538 sq ft | Levels 8 to 12 | 3 |
| 15 | $1,410 psf | 484 sq ft | Levels 2 to 10 | 4 |
| 17 | $1,389 psf | 1,066 sq ft | Levels 9 to 11 | 3 |
| 19 | $1,381 psf | 775 sq ft | Levels 4 to 9 | 3 |
| 20 | $1,423 psf | 1,313 sq ft | Levels 3 to 8 | 3 |
| 21 | $1,303 psf | 797 sq ft | Levels 2 to 10 | 6 |
| 22 | $1,314 psf | 786 sq ft | Levels 2 to 10 | 4 |
| 23 | $1,319 psf | 538 sq ft | Levels 8 to 12 | 3 |
| 24 | $1,486 psf | 484 sq ft | Levels 8 to 10 | 3 |
| 25 | $1,402 psf | 1,119 sq ft | Levels 3 to 10 | 4 |
| 26 | $1,266 psf | 1,749 sq ft | Levels 8 to 12 | 2 |
| 27 | $1,476 psf | 484 sq ft | Levels 1 to 7 | 6 |
| 29 | $1,278 psf | 1,125 sq ft | Levels 5 to 12 | 2 |
| 30 | $1,414 psf | 484 sq ft | Levels 1 to 6 | 5 |
| 31 | $1,198 psf | 1,163 sq ft | Levels 3 to 12 | 4 |
| 32 | $1,260 psf | 1,302 sq ft | Levels 2 to 12 | 4 |
| 33 | $1,492 psf | 484 sq ft | Levels 4 to 12 | 4 |
| 34 | $1,389 psf | 538 sq ft | Levels 5 to 6 | 2 |
| 35 | $1,163 psf | 786 sq ft | Levels 4 to 9 | 2 |
| 36 | $1,406 psf | 797 sq ft | Levels 7 to 10 | 3 |
| 37 | $1,344 psf | 1,313 sq ft | Levels 9 to 10 | 2 |
| 39 | $1,582 psf | 764 sq ft | Levels 6 to 8 | 3 |
| 40 | $1,234 psf | 1,076 sq ft | Levels 1 to 12 | 4 |
| 41 | $1,354 psf | 786 sq ft | Levels 1 to 11 | 4 |
| 42 | $1,381 psf | 775 sq ft | Levels 10 to 12 | 2 |
| 43 | $1,354 psf | 775 sq ft | Levels 5 to 8 | 2 |
| 44 | $1,311 psf | 786 sq ft | Levels 1 to 12 | 4 |
| 45 | $1,425 psf | 1,281 sq ft | Levels 7 to 9 | 2 |
| 46 | $1,429 psf | 1,259 sq ft | Levels 5 to 12 | 3 |
| 47 | $1,348 psf | 764 sq ft | Levels 1 to 12 | 5 |
| 49 | $1,289 psf | 1,243 sq ft | Levels 1 to 6 | 4 |
| 50 | $1,374 psf | 1,087 sq ft | Levels 1 to 11 | 4 |
| 51 | $1,355 psf | 775 sq ft | Levels 3 to 12 | 3 |
| 52 | $1,331 psf | 775 sq ft | Levels 4 to 9 | 2 |
| 55 | $1,633 psf | 764 sq ft | Levels 9 to 10 | 2 |
| 56 | $1,599 psf | 764 sq ft | Levels 5 to 11 | 5 |
| 57 | $1,319 psf | 1,270 sq ft | Levels 1 to 5 | 3 |
| 58 | $1,265 psf | 786 sq ft | Levels 1 to 12 | 5 |
| 59 | $1,223 psf | 775 sq ft | Levels 1 to 11 | 7 |
| 60 | $1,326 psf | 775 sq ft | Levels 11 to 12 | 2 |
| 62 | $1,601 psf | 1,087 sq ft | Levels 11 to 12 | 2 |
| 63 | $1,596 psf | 764 sq ft | Levels 9 to 13 | 4 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Ripple Bay Notes
How these numbers are worked out
- Grade S places Ripple Bay 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: $1,419 psf at Ripple Bay against $1,474 psf across District 18, 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 $1,408 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. 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. "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 (8 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 33 resale caveats at Ripple Bay ranged from $1,166 psf to $1,721 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 Pasir Ris MRT (EW1 / CR5), 1.4 km in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 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 Ripple Bay for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.