RPS · Resale Project Scorecard
Tanah Merah Mansion — Grade A
RPS score 6.86/10 · D16 · Bedok, Upper East Coast · 36 units · scored across 7 weighted factors — methodology published.
FH · Heng Yee Pte Ltd · TOP 1984
Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: total returns, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 6/10
Avg Ann. of +3.86% — near-median performance within its 1984-era cohort (63th percentile).
2 primary schools within 1km (nearest: TEMASEK PRIMARY SCHOOL at 0.49km). Exceptional school catchment — strong appeal for families with young children.
36 units — very small project; niche product with thin resale market.
0.60km from Tanah Merah Mrt Stn (EW4) — short walk to MRT, good transport convenience.
Rental yield of 3.12% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Moderate future-catalyst exposure — nearest meaningful driver: Sungei Bedok MRT (TE31/DT38, TEL5+DTL3e) at 0.27km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Temasek Primary School, Bedok Green Primary School.
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The verdict· Scores updated September 2026
Tanah Merah Mansion scores 6.86 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 428th of 2,357 resale condos scored in Singapore and 23rd of 68 in District 16 (Bedok, Upper East Coast). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Project Size (3/10). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: total returns, project size.
See all 68 scored condos in District 16 (Bedok, Upper East Coast) →
RPS · Resale Project Scorecard
Recent resale transactions at Tanah Merah Mansion
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,178 psf, median price $1.56M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,178 psf | $1.56M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,178 psf | $1.56M |
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.
Tanah Merah Mansion: frequently asked questions
Answers generated from the scorecard data — RPS rank 428th of 2,357, scores updated September 2026.
- Is Tanah Merah Mansion a good buy in 2026?
- Tanah Merah Mansion scores 6.86/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 428th of 2,357 Singapore resale condos and 23rd of 68 in District 16 (Bedok, Upper East Coast). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: total returns, project size. 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 Tanah Merah Mansion?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Tanah Merah Mansion, at a median of $1,178 psf and a median price of $1.56M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Tanah Merah Mansion from the nearest MRT station?
- Tanah Merah Mansion is about 600m from Tanah Merah MRT (EW4), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Tanah Merah Mansion compare with The Tropic Gardens?
- The Tropic Gardens is the project scored next to Tanah Merah Mansion on the District 16 ranking: 6.94 (Grade A) against Tanah Merah Mansion's 6.86 (Grade A). Tanah Merah Mansion scores higher on Rental Yield (4 vs 2); The Tropic Gardens scores higher on Project's Historical Performance (7 vs 8) and Future Transformation (6 vs 7).
- Which primary schools are within 1km of Tanah Merah Mansion?
- 2 primary schools are within 1km of Tanah Merah Mansion: Temasek Primary School, Bedok Green Primary School. 2 primary schools within 1km (nearest: TEMASEK PRIMARY SCHOOL at 0.49km). Exceptional school catchment — strong appeal for families with young children. Tanah Merah Mansion scores 9/10 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 Tanah Merah Mansion, and how big is the project?
- Tanah Merah Mansion is freehold, completed in 1984, has 36 units, developed by Heng Yee Pte Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 36 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Tanah Merah Mansion 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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