RPS · Resale Project Scorecard
The Glades — Grade S
RPS score 7.99/10 · D16 · Bedok, Upper East Coast · 726 units · scored across 7 weighted factors — methodology published.
99YR · Keppel Land · TOP 2016
Top-tier project across nearly every dimension. Standout strengths: project size, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 7/10
Avg Ann. of +1.51% — near-median performance within its 2016-era cohort (56th percentile).
1 primary school within 1km (TEMASEK PRIMARY SCHOOL, 1.02km away). Adequate but narrow school optionality.
726 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
220m from Tanah Merah Mrt Stn (EW4) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.72% — strong income return.
99YR tenure — about 86 years remaining — no near-term decay concern.
Strong future-catalyst exposure — closest driver: Xilin MRT (DT37, DTL3e) at 0.43km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.
Primary schools within 1km: Temasek Primary School.
The verdict· Scores updated September 2026
The Glades scores 7.99 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 84th of 2,357 resale condos scored in Singapore and 6th of 68 in District 16 (Bedok, Upper East Coast). Its strongest factors are Project Size (10/10) and Primary School Effect (9/10); its weakest is Project's Historical Performance (6/10). Top-tier project across nearly every dimension. Standout strengths: project size, schools.
See all 68 scored condos in District 16 (Bedok, Upper East Coast) →
RPS · Resale Project Scorecard
Recent resale transactions at The Glades
12 months to September 2026 (Oct 2025 – Sep 2026): 34 resale transactions, median $1,731 psf, median price $1.22M. Median PSF is down 1.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,764 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 9 | $1,677 psf | $1.16M |
| Jan–Mar 2026 | 13 | $1,731 psf | $1.22M |
| Apr–Jun 2026 | 6 | $1,723 psf | $1.24M |
| Jul–Sep 2026 | 6 | $1,827 psf | $1.45M |
| 12-month total | 34 | $1,731 psf | $1.22M |
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 Glades: frequently asked questions
Answers generated from the scorecard data — RPS rank 84th of 2,357, scores updated September 2026.
- Is The Glades a good buy in 2026?
- The Glades scores 7.99/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 84th of 2,357 Singapore resale condos and 6th of 68 in District 16 (Bedok, Upper East Coast). Top-tier project across nearly every dimension. Standout strengths: project size, schools. 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 Glades?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 34 resale transactions at The Glades, at a median of $1,731 psf and a median price of $1.22M (range $1,282 psf to $1,872 psf). The median PSF is down 1.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,764 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 Glades from the nearest MRT station?
- The Glades is about 220m from Tanah Merah MRT (EW4), 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 Glades compare with Bedok Residences?
- Bedok Residences is the project scored next to The Glades on the District 16 ranking: 8.14 (Grade S) against The Glades's 7.99 (Grade S). The Glades scores higher on Future Transformation (7 vs 3) and Rental Yield (7 vs 5); Bedok Residences scores higher on Project's Historical Performance (6 vs 7) and Primary School Effect (9 vs 10).
- Which primary schools are within 1km of The Glades?
- One primary school is within 1km of The Glades: Temasek Primary School. 1 primary school within 1km (TEMASEK PRIMARY SCHOOL, 1.02km away). Adequate but narrow school optionality. The Glades 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 The Glades, and how big is the project?
- The Glades is 99-year leasehold, completed in 2016, has 726 units, developed by Keppel Land. 99YR tenure — about 86 years remaining — no near-term decay concern. 726 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: These Are Our Top 5 Condos in Bedok
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