Resale Project Scorecard
The Daffodil
D16 · Bedok, Upper East Coast · freehold · completed 1998 · 65 units
Grade B, 6.25 out of 10, the 41st highest score among 67 resale condos in District 16.
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 →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 3
- To Bayshore MRT
- 430 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
The Daffodil Score
- B
- Grade
- Score out of 10
- 6.25
- Highest score among 67 resale condos in District 16
- 41st
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: rental yield, project size.
Project's Historical Performance25%4/10
Avg Ann. of +3.02% — below-median performance vs same-vintage peers (38th percentile of 1998-era cohort).
The district median is 6/10.
Primary School Effect20%9/10
1 primary school within 1km (Temasek Primary School, 0.07km away) — and it is heavily oversubscribed, balloting even for citizens inside 1km. A narrow catchment, but a strong one for Primary 1.
The district median is 9/10.
- Temasek 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%3/10
65 units — very small project; niche product with thin resale market.
The district median is 5/10.
MRT Proximity13%9/10
430 m from Bayshore MRT (TE29) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%4/10
Rental yield of 3.03% — below-average income return.
The district median is 4/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%7/10
Strong future-catalyst exposure — closest driver: Bayshore MRT (TE29, TEL5) at 0.65km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.
The district median is 7/10.
Scores updated October 2026. On the map →
Why The Daffodil scores 6.25
The Daffodil scores 6.25 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 969th of 2,350 resale condos scored in Singapore and 41st of 67 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).
| Factor | This condoThe Daffodil | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 6/10 | −0.50 | 17% of district |
| Primary School Effect20% | 9/10 | 9/10 | ±0.00 | 42% of district |
| Project Size16% | 3/10 | 5/10 | −0.32 | 0% of district |
| MRT Proximity13% | 9/10 | 9/10 | ±0.00 | 30% of district |
| Rental Yield10% | 4/10 | 4/10 | ±0.00 | 36% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 48% of district |
| Future Transformation6% | 7/10 | 7/10 | ±0.00 | 47% of district |
Medians are across the 67 scored resale projects in District 16 (Bedok, Upper East Coast). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Daffodil and a median-profile project (7.09). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Daffodil Prices
By unit type at The Daffodil
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom996 sq ft | 996 sq ft | $1.51M | $1,522 psf | 2 |
Past transactions at The Daffodil
13 resales, Nov 2021 to Oct 2026 · median $1,537 psf · $945,000 to $1,550,000 · 10 of the 10 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 6 Feb 2026 | 568 Upper East Coast Road | 3 | #03-15151BR | 1BR | 743 | $1,551 | $1,151,888 | Resale |
| 5 Feb 2026 | 568 Upper East Coast Road | 1 | #01-04042BR | 2BR | 990 | $1,515 | $1,500,000 | Resale |
| 15 Jan 2026 | 568 Upper East Coast Road | 2 | #02-13132BR | 2BR | 1,001 | $1,528 | $1,530,000 | Resale |
| 30 Oct 2025 | 568 Upper East Coast Road | 4 | #04-07071BR | 1BR | 732 | $1,537 | $1,125,000 | Resale |
| 18 Jul 2025 | 568 Upper East Coast Road | 4 | #04-14141BR | 1BR | 732 | $1,585 | $1,160,000 | Resale |
| 10 Jun 2025 | 568 Upper East Coast Road | 2 | #02-11111BR | 1BR | 689 | $1,575 | $1,085,000 | Resale |
| 6 Mar 2025 | 568 Upper East Coast Road | 1 | #01-02021BR | 1BR | 743 | $1,569 | $1,165,000 | Resale |
| 15 Nov 2024 | 568 Upper East Coast Road | 3 | #03-05052BR | 2BR | 1,001 | $1,548 | $1,550,000 | Resale |
| 2 Jul 2024 | 568 Upper East Coast Road | 2 | #02-04042BR | 2BR | 1,001 | $1,548 | $1,550,000 | Resale |
| 16 Nov 2023 | 568 Upper East Coast Road | 2 | #02-15151BR | 1BR | 743 | $1,414 | $1,050,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D16 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — | $1,203 psf |
| Feb–Apr 2022 | 1 | — | $1,244 psf |
| May–Jul 2022 | — | — | $1,327 psf |
| Aug–Oct 2022 | — | — | $1,347 psf |
| Nov 2022 – Jan 2023 | 1 | — | $1,351 psf |
| Feb–Apr 2023 | — | — | $1,353 psf |
| May–Jul 2023 | — | — | $1,437 psf |
| Aug–Oct 2023 | — | — | $1,432 psf |
| Nov 2023 – Jan 2024 | 1 | — | $1,462 psf |
| Feb–Apr 2024 | — | — | $1,476 psf |
| May–Jul 2024 | 1 | — | $1,476 psf |
| Aug–Oct 2024 | — | — | $1,469 psf |
| Nov 2024 – Jan 2025 | 1 | — | $1,551 psf |
| Feb–Apr 2025 | 1 | — | $1,549 psf |
| May–Jul 2025 | 2 | $1,580 psf | $1,494 psf |
| Aug–Oct 2025 | 1 | — | $1,556 psf |
| Nov 2025 – Jan 2026 | 1 | — | $1,484 psf |
| Feb–Apr 2026 | 2 | $1,533 psf | $1,543 psf |
| May–Jul 2026 | — | — | $1,525 psf |
| Aug–Oct 2026 | — | — | $1,599 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Daffodil Rent
- Median rent a month
- $3,200 to $3,950
- Gross yield
- 3.1%
- Rental contracts
- 21
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,200 | $3,050 to $3,400 | — | 17 |
| 2-bedroom | $3,950 | — | 3.1% | 4 |
Rental contracts at The Daffodil
21 contracts, Sep 2025 to Aug 2026 · median $3,200 a month · $3,000 to $4,100
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 700 to 800 sq ft | $3,700 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $3,900 |
| Jul 2026 | 1BR | 700 to 800 sq ft | $4,000 |
| Jun 2026 | 1BR | 700 to 800 sq ft | $3,000 |
| Jun 2026 | 2BR | 1,000 to 1,100 sq ft | $4,100 |
| May 2026 | 1BR | 700 to 800 sq ft | $3,100 |
| May 2026 | 1BR | 700 to 800 sq ft | $3,200 |
| Apr 2026 | 1BR | 700 to 800 sq ft | $3,500 |
| Mar 2026 | 1BR | 700 to 800 sq ft | $3,200 |
| Mar 2026 | 1BR | 700 to 800 sq ft | $3,700 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Daffodil By stack
- Highest, stack 04
- $1,532 psf
- Lowest, stack 11
- $1,477 psf
- Stacks with 2+ resales
- 3
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 04 | $1,532 psf | 996 sq ft | Levels 1 to 2 | 2 |
| 11 | $1,477 psf | 689 sq ft | Level 2 | 2 |
| 15 | $1,483 psf | 743 sq ft | Levels 2 to 3 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Daffodil Notes
How these numbers are worked out
- Grade B places The Daffodil 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: $1,528 psf at The Daffodil against $1,532 psf across District 16, 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 $1,569 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 (6 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 3 resale caveats at The Daffodil ranged from $1,515 psf to $1,551 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 3 resale caveats in the 12 months to October 2026. The Historical Performance factor (4/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 1998, 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 Bayshore MRT (TE29), 430 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school 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 The Daffodil for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.