RPS · Resale Project Scorecard
The Water Edge @ Geylang — Grade A
RPS score 6.46/10 · D14 · Eunos, Geylang, Paya Lebar · 98 units · scored across 7 weighted factors — methodology published.
FH · PINNACLE DEVELOPMENT PTE LTD · TOP 2013
Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 1/10
Avg Ann. of +1.14% — near-median performance within its 2013-era cohort (42th percentile).
2 primary schools within 1km (nearest: KONG HWA SCHOOL at 0.31km). Exceptional school catchment — strong appeal for families with young children.
98 units — very small project; niche product with thin resale market.
0.55km from Paya Lebar Mrt Stn (CC9) — short walk to MRT, good transport convenience.
Rental yield of 4.09% — strong income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.12km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: KONG HWA School, Geylang Methodist School (Primary).
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The verdict· Scores updated September 2026
The Water Edge @ Geylang scores 6.46 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 686th of 2,357 resale condos scored in Singapore and 79th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (1/10). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
See all 208 scored condos in District 14 (Eunos, Geylang, Paya Lebar) →
RPS · Resale Project Scorecard
Recent resale transactions at The Water Edge @ Geylang
12 months to September 2026 (Oct 2025 – Sep 2026): 4 resale transactions, median $1,592 psf, median price $772,500. Median PSF is down 6.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,710 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $1,581 psf | $789,000 |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,767 psf | $780,000 |
| Jul–Sep 2026 | 1 | $1,545 psf | $765,000 |
| 12-month total | 4 | $1,592 psf | $772,500 |
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 Water Edge @ Geylang: frequently asked questions
Answers generated from the scorecard data — RPS rank 686th of 2,357, scores updated September 2026.
- Is The Water Edge @ Geylang a good buy in 2026?
- The Water Edge @ Geylang scores 6.46/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 686th of 2,357 Singapore resale condos and 79th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: project size, 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 Water Edge @ Geylang?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 4 resale transactions at The Water Edge @ Geylang, at a median of $1,592 psf and a median price of $772,500 (range $1,524 psf to $1,767 psf). The median PSF is down 6.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,710 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 Water Edge @ Geylang from the nearest MRT station?
- The Water Edge @ Geylang is about 550m from Paya Lebar MRT (CC9), 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 The Water Edge @ Geylang compare with Tivoli Lodge?
- Tivoli Lodge is the project scored next to The Water Edge @ Geylang on the District 14 ranking: 6.47 (Grade A) against The Water Edge @ Geylang's 6.46 (Grade A). Tivoli Lodge scores higher on Future Transformation (1 vs 2).
- Which primary schools are within 1km of The Water Edge @ Geylang?
- 2 primary schools are within 1km of The Water Edge @ Geylang: KONG HWA School, Geylang Methodist School (Primary). 2 primary schools within 1km (nearest: KONG HWA SCHOOL at 0.31km). Exceptional school catchment — strong appeal for families with young children. The Water Edge @ Geylang 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 Water Edge @ Geylang, and how big is the project?
- The Water Edge @ Geylang is freehold, completed in 2013, has 98 units, developed by PINNACLE DEVELOPMENT PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 98 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 The Water Edge @ Geylang in Eunos, Geylang, Paya Lebar
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