RPS · Resale Project Scorecard
Sunhaven — Grade C
RPS score 5.07/10 · D16 · Bedok, Upper East Coast · 295 units · scored across 7 weighted factors — methodology published.
FH · CRL REALTY PTE LTD · TOP 2002
Below-average project with notable weaknesses. Standout strengths: tenure, project size. Key weaknesses: capital appreciation, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +2.67% — below-median performance vs same-vintage peers (20th percentile of 2002-era cohort).
1 primary school within 1km (EAST SPRING PRIMARY SCHOOL, 0.51km away). Adequate but narrow school optionality.
295 units — good project size supporting active resale market and adequate facilities.
0.71km from Upper Changi Mrt Stn (DT34) — short walk to MRT, good transport convenience.
Rental yield of 3.02% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Marginal future-catalyst exposure — nearest driver: Loyang MRT (CR2, CRL1) at 2.77km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: EAST Spring Primary School.
The verdict· Scores updated September 2026
Sunhaven scores 5.07 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1880th of 2,357 resale condos scored in Singapore and 56th of 68 in District 16 (Bedok, Upper East Coast). Its strongest factors are Tenure (10/10) and Project Size (8/10); its weakest is Future Transformation (2/10). Below-average project with notable weaknesses. Standout strengths: tenure, project size. Key weaknesses: capital appreciation, future transformation.
See all 68 scored condos in District 16 (Bedok, Upper East Coast) →
RPS · Resale Project Scorecard
Recent resale transactions at Sunhaven
12 months to September 2026 (Oct 2025 – Sep 2026): 9 resale transactions, median $1,369 psf, median price $1.74M. Median PSF is down 1.5% on the previous 12 months (Oct 2024 – Sep 2025, $1,390 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 4 | $1,191 psf | $1.51M |
| Jan–Mar 2026 | 2 | $1,392 psf | $1.60M |
| Apr–Jun 2026 | 2 | $1,350 psf | $1.57M |
| Jul–Sep 2026 | 1 | $1,421 psf | $1.79M |
| 12-month total | 9 | $1,369 psf | $1.74M |
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.
Sunhaven: frequently asked questions
Answers generated from the scorecard data — RPS rank 1880th of 2,357, scores updated September 2026.
- Is Sunhaven a good buy in 2026?
- Sunhaven scores 5.07/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1880th of 2,357 Singapore resale condos and 56th of 68 in District 16 (Bedok, Upper East Coast). Below-average project with notable weaknesses. Standout strengths: tenure, project size. Key weaknesses: capital appreciation, 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 Sunhaven?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 9 resale transactions at Sunhaven, at a median of $1,369 psf and a median price of $1.74M (range $917 psf to $1,421 psf). The median PSF is down 1.5% on the previous 12 months (Oct 2024 – Sep 2025, $1,390 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Sunhaven from the nearest MRT station?
- Sunhaven is about 710m from Upper Changi MRT (DT34), 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 Sunhaven compare with Cascadale?
- Cascadale is the project scored next to Sunhaven on the District 16 ranking: 5.11 (Grade C) against Sunhaven's 5.07 (Grade C). Sunhaven scores higher on Project Size (8 vs 5) and Rental Yield (4 vs 3); Cascadale scores higher on Project's Historical Performance (3 vs 5) and MRT Proximity (7 vs 8).
- Which primary schools are within 1km of Sunhaven?
- One primary school is within 1km of Sunhaven: EAST Spring Primary School. 1 primary school within 1km (EAST SPRING PRIMARY SCHOOL, 0.51km away). Adequate but narrow school optionality. Sunhaven 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 Sunhaven, and how big is the project?
- Sunhaven is freehold, completed in 2002, has 295 units, developed by CRL REALTY PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 295 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 Sunhaven 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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