Resale Project Scorecard
Sea Horizon
D18 · Pasir Ris, Tampines · 99-year leasehold · completed 2016 · 495 units
Grade A, 7.14 out of 10, the 23rd 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
- 86 yrs
- Resales, 12 months to Oct 2026
- 32
- To Pasir Ris MRT
- 1.0 km
Artist's impression, Sea Horizon sales brochure (Hao Yuan Development)
Sea Horizon Score
- A
- Grade
- Score out of 10
- 7.14
- Highest score among 43 resale condos in District 18
- 23rd
Strong project with clear strengths. Standout strengths: capital appreciation, project size. Key weaknesses: MRT access.
Project's Historical Performance25%9/10
Avg Ann. of +4.35% — top-quartile performance within its 2016-era cohort (89th percentile).
The district median is 7/10.
Primary School Effect20%7/10
2 primary schools within 1km (nearest: Casuarina Primary School at 0.29km). Strong school proximity — a genuine advantage for young families.
The district median is 8/10.
- Casuarina Primary School
- Pasir Ris 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%8/10
495 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%4/10
1.0 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 3.50% — above-average income return.
The district median is 6/10.
Tenure10%8/10
99YR tenure — about 86 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 0.40km. 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 →
See every stack in 3D: facing, view, sun and floor plan →Why Sea Horizon scores 7.14
Sea Horizon scores 7.14 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 316th of 2,350 resale condos scored in Singapore and 23rd of 43 in District 18 (Pasir Ris, Tampines). Its strongest factors are Project's Historical Performance (9/10) and Project Size (8/10); its weakest is MRT Proximity (4/10).
| Factor | This condoSea Horizon | 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% | 8/10 | 8/10 | ±0.00 | 5% 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 Sea Horizon 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.
Sea Horizon Prices
By unit type at Sea Horizon
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom786 sq ft | 786 sq ft | $1.00M | $1,276 psf | 2 |
| 3-bedroom1,163 sq ft | 1,163 sq ft | $1.36M to $1.78M | $1,256 psf | 13 |
| 4-bedroom1,302 sq ft | 1,302 sq ft | $1.64M to $1.93M | $1,327 psf | 11 |
| 5-bedroom1,507 sq ft | 1,507 sq ft | $1.94M to $2.22M | $1,380 psf | 5 |
Past transactions at Sea Horizon
32 resales, Nov 2025 to Oct 2026 · median $1,304 psf · $995,000 to $2,220,000 · all 32 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 23 Sep 2026 | 21 Pasir Ris Rise | 9 | #09-43433BR · Blk 21 | 3BR | 1,152 | $1,285 | $1,480,000 | Resale |
| 21 Aug 2026 | 3 Pasir Ris Rise | 5 | #05-08084BR · Blk 3 | 4BR | 1,281 | $1,474 | $1,888,000 | Resale |
| 20 Aug 2026 | 17 Pasir Ris Rise | 11 | #11-36365BR · Blk 17 | 5BR | 1,507 | $1,447 | $2,180,000 | Resale |
| 11 Aug 2026 | 15 Pasir Ris Rise | 3 | #03-29294BR · Blk 15 | 4BR | 1,302 | $1,328 | $1,729,000 | Resale |
| 6 Aug 2026 | 13 Pasir Ris Rise | 3 | #03-26263BR · Blk 13 | 3BR | 1,335 | $1,202 | $1,605,000 | Resale |
| 4 Aug 2026 | 1 Pasir Ris Rise | 11 | #11-02022BR · Blk 1 | 2BR | 775 | $1,303 | $1,010,000 | Resale |
| 13 Jul 2026 | 13 Pasir Ris Rise | 4 | #04-28284BR · Blk 13 | 4BR | 1,302 | $1,305 | $1,700,000 | Resale |
| 7 Jul 2026 | 1 Pasir Ris Rise | 11 | #11-03032BR · Blk 1 | 2BR | 797 | $1,249 | $995,000 | Resale |
| 7 Jul 2026 | 5 Pasir Ris Rise | 5 | #05-10103BR · Blk 5 | 3BR | 1,109 | $1,285 | $1,425,000 | Resale |
| 6 Jul 2026 | 19 Pasir Ris Rise | 7 | #07-38384BR · Blk 19 | 4BR | 1,389 | $1,311 | $1,820,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D18 |
|---|---|---|---|
| Nov 2025 | 5 | $1,259 psf | $1,455 psf |
| Dec 2025 | 2 | $1,286 psf | $1,496 psf |
| Jan 2026 | 3 | $1,301 psf | $1,458 psf |
| Feb 2026 | 3 | $1,390 psf | $1,420 psf |
| Mar 2026 | 1 | — | $1,467 psf |
| Apr 2026 | 2 | $1,315 psf | $1,519 psf |
| May 2026 | 1 | — | $1,466 psf |
| Jun 2026 | 4 | $1,354 psf | $1,495 psf |
| Jul 2026 | 5 | $1,305 psf | $1,457 psf |
| Aug 2026 | 5 | $1,328 psf | $1,482 psf |
| Sep 2026 | 1 | — | $1,492 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +4.3% a year, ranked 10 of 41 in D18 and 173 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 →
Sea Horizon Rent
- Median rent a month
- $3,250 to $5,780
- Gross yield
- 3.2% to 3.9%
- Rental contracts
- 25
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,250 | — | 3.9% | 3 |
| 3-bedroom | $4,300 | $4,000 to $4,500 | 3.6% | 9 |
| 4-bedroom | $4,900 | $4,500 to $4,900 | 3.4% | 9 |
| 5-bedroom | $5,780 | — | 3.2% | 4 |
Rental contracts at Sea Horizon
25 contracts, Sep 2025 to Aug 2026 · median $4,500 a month · $3,100 to $6,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,300 |
| Aug 2026 | 5BR | 1,500 to 1,600 sq ft | $5,600 |
| Aug 2026 | 5BR | 1,600 to 1,700 sq ft | $5,750 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,200 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,350 |
| Jul 2026 | 3BR | 1,300 to 1,400 sq ft | $4,500 |
| Jul 2026 | 4BR | 1,300 to 1,400 sq ft | $5,000 |
| May 2026 | 2BR | 700 to 800 sq ft | $3,400 |
| May 2026 | 4BR | 1,300 to 1,400 sq ft | $4,900 |
| May 2026 | 4BR | 1,200 to 1,300 sq ft | $5,100 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Sea Horizon By stack
- Highest, stack 08
- $1,443 psf
- Lowest, stack 07
- $1,047 psf
- Stacks with 2+ resales
- 36
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,221 psf | 1,163 sq ft | Levels 3 to 8 | 3 |
| 02 | $1,238 psf | 775 sq ft | Levels 1 to 11 | 6 |
| 03 | $1,249 psf | 807 sq ft | Levels 5 to 11 | 5 |
| 04 | $1,239 psf | 1,098 sq ft | Levels 2 to 5 | 3 |
| 05 | $1,210 psf | 1,604 sq ft | Levels 3 to 8 | 4 |
| 06 | $1,117 psf | 1,044 sq ft | Levels 1 to 8 | 3 |
| 07 | $1,047 psf | 1,109 sq ft | Levels 3 to 9 | 4 |
| 08 | $1,443 psf | 1,281 sq ft | Levels 3 to 8 | 4 |
Show the other 28 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,240 psf | 1,319 sq ft | Levels 2 to 7 | 4 |
| 10 | $1,249 psf | 1,109 sq ft | Levels 4 to 10 | 5 |
| 11 | $1,291 psf | 1,049 sq ft | Levels 4 to 5 | 2 |
| 12 | $1,366 psf | 1,496 sq ft | Levels 2 to 6 | 2 |
| 14 | $1,211 psf | 1,152 sq ft | Levels 8 to 9 | 2 |
| 18 | $1,171 psf | 1,152 sq ft | Levels 2 to 9 | 5 |
| 19 | $1,236 psf | 1,302 sq ft | Levels 3 to 9 | 4 |
| 22 | $1,116 psf | 1,335 sq ft | Levels 4 to 9 | 4 |
| 23 | $1,215 psf | 1,464 sq ft | Levels 1 to 10 | 2 |
| 25 | $1,361 psf | 1,529 sq ft | Levels 3 to 6 | 3 |
| 26 | $1,202 psf | 1,335 sq ft | Levels 2 to 8 | 5 |
| 27 | $1,256 psf | 1,130 sq ft | Levels 2 to 5 | 3 |
| 28 | $1,253 psf | 1,302 sq ft | Levels 3 to 10 | 4 |
| 31 | $1,150 psf | 1,335 sq ft | Levels 2 to 12 | 4 |
| 33 | $1,315 psf | 1,281 sq ft | Levels 8 to 10 | 2 |
| 34 | $1,267 psf | 1,346 sq ft | Levels 1 to 8 | 3 |
| 35 | $1,254 psf | 1,335 sq ft | Levels 1 to 12 | 4 |
| 36 | $1,380 psf | 1,507 sq ft | Levels 4 to 11 | 3 |
| 37 | $1,255 psf | 1,324 sq ft | Levels 7 to 13 | 3 |
| 38 | $1,259 psf | 1,302 sq ft | Levels 4 to 7 | 3 |
| 39 | $1,109 psf | 1,335 sq ft | Levels 2 to 3 | 2 |
| 40 | $1,158 psf | 1,507 sq ft | Levels 5 to 10 | 2 |
| 41 | $1,229 psf | 1,529 sq ft | Levels 2 to 10 | 2 |
| 42 | $1,116 psf | 1,346 sq ft | Levels 1 to 11 | 4 |
| 43 | $1,194 psf | 1,152 sq ft | Levels 8 to 9 | 2 |
| 45 | $1,346 psf | 1,281 sq ft | Levels 7 to 8 | 2 |
| 46 | $1,215 psf | 1,168 sq ft | Levels 2 to 7 | 2 |
| 48 | $1,149 psf | 1,529 sq ft | Levels 2 to 11 | 4 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Sea Horizon Floor plans
26 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
2-Bedroom2 plans · 775 to 807 sq ft
3-Bedroom9 plans · 1,033 to 1,335 sq ft
4-Bedroom9 plans · 1,249 to 1,722 sq ft
5-Bedroom6 plans · 1,507 to 1,722 sq ft
Floor plans: Sea Horizon sales brochure (Hao Yuan Development). Developer's plans, subject to change; areas are approximate. Some homes are mirror images.
Sea Horizon Site plan
Every block in 3D, with the sun on each home →
Site plan: Sea Horizon sales brochure (Hao Yuan Development). Artist's impression, not drawn to scale.
Sea Horizon Notes
How these numbers are worked out
- Grade A places Sea Horizon 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: $1,304 psf at Sea Horizon 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 $1,254 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 (9 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 32 resale caveats at Sea Horizon ranged from $1,191 psf to $1,474 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2016, 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), 1.0 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 Sea Horizon for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.