RPS · Resale Project Scorecard
The Clearwater — Grade S
RPS score 7.83/10 · D16 · Bedok, Upper East Coast · 420 units · scored across 7 weighted factors — methodology published.
99YR · Pidemco Land Ltd · TOP 2001
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.81% — top-quartile performance within its 2001-era cohort (70th percentile).
4 primary schools within 1km (nearest: YU NENG PRIMARY SCHOOL at 0.39km). Exceptional school catchment — strong appeal for families with young children.
420 units — good project size supporting active resale market and adequate facilities.
280m from Bedok Reservoir Mrt Stn (DT30) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.21% — above-average income return.
99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent.
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.85km, far enough that the impact on this project is modest.
Primary schools within 1km: YU NENG Primary School, RED Swastika School, ST. Anthony's Canossian Primary School, Fengshan Primary School.
The verdict· Scores updated September 2026
The Clearwater scores 7.83 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 112th of 2,357 resale condos scored in Singapore and 9th of 68 in District 16 (Bedok, Upper East Coast). Its strongest factors are Primary School Effect (10/10) and MRT Proximity (9/10); its weakest is Future Transformation (3/10). Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
See all 68 scored condos in District 16 (Bedok, Upper East Coast) →
RPS · Resale Project Scorecard
Recent resale transactions at The Clearwater
12 months to September 2026 (Oct 2025 – Sep 2026): 9 resale transactions, median $1,401 psf, median price $1.90M. Median PSF is up 6.0% on the previous 12 months (Oct 2024 – Sep 2025, $1,322 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 4 | $1,394 psf | $1.92M |
| Jan–Mar 2026 | 2 | $1,410 psf | $1.82M |
| Apr–Jun 2026 | 2 | $1,429 psf | $1.91M |
| Jul–Sep 2026 | 1 | $1,476 psf | $2.05M |
| 12-month total | 9 | $1,401 psf | $1.90M |
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.
The Clearwater: frequently asked questions
Answers generated from the scorecard data — RPS rank 112th of 2,357, scores updated September 2026.
- Is The Clearwater a good buy in 2026?
- The Clearwater scores 7.83/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 112th of 2,357 Singapore resale condos and 9th of 68 in District 16 (Bedok, Upper East Coast). Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: 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 The Clearwater?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 9 resale transactions at The Clearwater, at a median of $1,401 psf and a median price of $1.90M (range $1,187 psf to $1,516 psf). The median PSF is up 6.0% on the previous 12 months (Oct 2024 – Sep 2025, $1,322 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Clearwater from the nearest MRT station?
- The Clearwater is about 280m from Bedok Reservoir MRT (DT30), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Clearwater compare with Baywater?
- Baywater is the project scored next to The Clearwater on the District 16 ranking: 7.97 (Grade S) against The Clearwater's 7.83 (Grade S). Baywater scores higher on MRT Proximity (9 vs 10).
- Which primary schools are within 1km of The Clearwater?
- 4 primary schools are within 1km of The Clearwater: YU NENG Primary School, RED Swastika School, ST. Anthony's Canossian Primary School, Fengshan Primary School. 4 primary schools within 1km (nearest: YU NENG PRIMARY SCHOOL at 0.39km). Exceptional school catchment — strong appeal for families with young children. The Clearwater scores 10/10 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 The Clearwater, and how big is the project?
- The Clearwater is 99-year leasehold, completed in 2001, has 420 units, developed by Pidemco Land Ltd. 99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent. 420 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
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