RPS · Resale Project Scorecard
Sea Horizon — Grade A
RPS score 7.14/10 · D18 · Pasir Ris, Tampines · 495 units · scored across 7 weighted factors — methodology published.
99YR · UOL Group · TOP 2016
Strong project with clear strengths. Standout strengths: capital appreciation, project size. Key weaknesses: MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +4.35% — top-quartile performance within its 2016-era cohort (89th percentile).
2 primary schools within 1km (nearest: CASUARINA PRIMARY SCHOOL at 0.40km). Strong school proximity — a genuine advantage for young families.
495 units — good project size supporting active resale market and adequate facilities.
1.10km from Pasir Ris Mrt Stn (EW1) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.50% — above-average income return.
99YR tenure — about 86 years remaining — no near-term decay concern.
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.
Primary schools within 1km: Casuarina Primary School, Pasir RIS Primary School.
The verdict· Scores updated September 2026
Sea Horizon scores 7.14 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 287th of 2,357 resale condos scored in Singapore and 18th of 44 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). Strong project with clear strengths. Standout strengths: capital appreciation, project size. Key weaknesses: MRT access.
See all 44 scored condos in District 18 (Pasir Ris, Tampines) →
RPS · Resale Project Scorecard
Recent resale transactions at Sea Horizon
12 months to September 2026 (Oct 2025 – Sep 2026): 32 resale transactions, median $1,304 psf, median price $1.69M. Median PSF is up 3.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,264 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 8 | $1,254 psf | $1.63M |
| Jan–Mar 2026 | 7 | $1,301 psf | $1.70M |
| Apr–Jun 2026 | 7 | $1,325 psf | $1.73M |
| Jul–Sep 2026 | 10 | $1,308 psf | $1.71M |
| 12-month total | 32 | $1,304 psf | $1.69M |
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.
Sea Horizon: frequently asked questions
Answers generated from the scorecard data — RPS rank 287th of 2,357, scores updated September 2026.
- Is Sea Horizon a good buy in 2026?
- Sea Horizon scores 7.14/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 287th of 2,357 Singapore resale condos and 18th of 44 in District 18 (Pasir Ris, Tampines). Strong project with clear strengths. Standout strengths: capital appreciation, project size. Key weaknesses: MRT access. 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 Sea Horizon?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 32 resale transactions at Sea Horizon, at a median of $1,304 psf and a median price of $1.69M (range $1,191 psf to $1,474 psf). The median PSF is up 3.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,264 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Sea Horizon from the nearest MRT station?
- Sea Horizon is about 1.1km from Pasir Ris MRT (EW1), scoring 4/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Sea Horizon compare with Stratum?
- Stratum is the project scored next to Sea Horizon on the District 18 ranking: 7.16 (Grade A) against Sea Horizon's 7.14 (Grade A). Sea Horizon scores higher on Project's Historical Performance (9 vs 7) and Future Transformation (5 vs 4); Stratum scores higher on MRT Proximity (4 vs 6) and Primary School Effect (7 vs 8).
- Which primary schools are within 1km of Sea Horizon?
- 2 primary schools are within 1km of Sea Horizon: Casuarina Primary School, Pasir RIS Primary School. 2 primary schools within 1km (nearest: CASUARINA PRIMARY SCHOOL at 0.40km). Strong school proximity — a genuine advantage for young families. Sea Horizon scores 7/10 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 Sea Horizon, and how big is the project?
- Sea Horizon is 99-year leasehold, completed in 2016, has 495 units, developed by UOL Group. 99YR tenure — about 86 years remaining — no near-term decay concern. 495 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 Sea Horizon in Pasir Ris, Tampines
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
Free condo report
Email me this condo's report
Get the full report on Sea Horizon — PSF trends, rival comparison, and our verdict — in your inbox.