RPS · Resale Project Scorecard
Urban Vista — Grade S
RPS score 7.37/10 · D16 · Bedok, Upper East Coast · 582 units · scored across 7 weighted factors — methodology published.
99YR · Hoi Hup Realty · TOP 2016
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 7/10
Avg Ann. of +0.33% — below-median performance vs same-vintage peers (25th percentile of 2016-era cohort).
3 primary schools within 1km (nearest: BEDOK GREEN PRIMARY SCHOOL at 0.81km). Exceptional school catchment — strong appeal for families with young children.
582 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
190m from Tanah Merah Mrt Stn (EW4) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.39% — above-average income return.
99YR tenure — about 85 years remaining — no near-term decay concern.
Strong future-catalyst exposure — closest driver: Sungei Bedok MRT (TE31/DT38, TEL5+DTL3e) at 0.49km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.
Primary schools within 1km: Bedok Green Primary School, ST. Anthony's Canossian Primary School, Temasek Primary School.
The verdict· Scores updated September 2026
Urban Vista scores 7.37 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 212th of 2,357 resale condos scored in Singapore and 12th of 68 in District 16 (Bedok, Upper East Coast). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is Project's Historical Performance (3/10). Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: capital appreciation.
See all 68 scored condos in District 16 (Bedok, Upper East Coast) →
RPS · Resale Project Scorecard
Recent resale transactions at Urban Vista
12 months to September 2026 (Oct 2025 – Sep 2026): 32 resale transactions, median $1,636 psf, median price $956,944. Median PSF is up 3.1% on the previous 12 months (Oct 2024 – Sep 2025, $1,586 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 8 | $1,657 psf | $928,500 |
| Jan–Mar 2026 | 9 | $1,607 psf | $1.09M |
| Apr–Jun 2026 | 6 | $1,633 psf | $814,000 |
| Jul–Sep 2026 | 9 | $1,636 psf | $975,000 |
| 12-month total | 32 | $1,636 psf | $956,944 |
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.
Urban Vista: frequently asked questions
Answers generated from the scorecard data — RPS rank 212th of 2,357, scores updated September 2026.
- Is Urban Vista a good buy in 2026?
- Urban Vista scores 7.37/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 212th of 2,357 Singapore resale condos and 12th of 68 in District 16 (Bedok, Upper East Coast). Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: capital appreciation. 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 Urban Vista?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 32 resale transactions at Urban Vista, at a median of $1,636 psf and a median price of $956,944 (range $1,137 psf to $1,735 psf). The median PSF is up 3.1% on the previous 12 months (Oct 2024 – Sep 2025, $1,586 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Urban Vista from the nearest MRT station?
- Urban Vista is about 190m from Tanah Merah MRT (EW4), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Urban Vista compare with The Summit?
- The Summit is the project scored next to Urban Vista on the District 16 ranking: 7.37 (Grade S) against Urban Vista's 7.37 (Grade S). Urban Vista scores higher on Rental Yield (5 vs 2) and Project Size (10 vs 8); The Summit scores higher on Project's Historical Performance (3 vs 6) and Tenure (8 vs 10).
- Which primary schools are within 1km of Urban Vista?
- 3 primary schools are within 1km of Urban Vista: Bedok Green Primary School, ST. Anthony's Canossian Primary School, Temasek Primary School. 3 primary schools within 1km (nearest: BEDOK GREEN PRIMARY SCHOOL at 0.81km). Exceptional school catchment — strong appeal for families with young children. Urban Vista 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 Urban Vista, and how big is the project?
- Urban Vista is 99-year leasehold, completed in 2016, has 582 units, developed by Hoi Hup Realty. 99YR tenure — about 85 years remaining — no near-term decay concern. 582 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%.
Scored either side of Urban Vista 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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