AGrade

Resale Project Scorecard

Urban Vista

D16 · Bedok, Upper East Coast · 99-year leasehold · completed 2016 · 582 units

Grade A, 7.37 out of 10, the 14th 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 →

Lease left, about: 85 yrs
Resales, 12 months to Oct 2026: 35
To Tanah Merah MRT: 80 m

Artist's impression: Bayfront Realty Pte Ltd

Urban Vista Score

A
Grade
Score out of 10: 7.37
Highest score among 67 resale condos in District 16: 14th

Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: capital appreciation.

Project's Historical Performance25%3/10

Avg Ann. of +0.33% — below-median performance vs same-vintage peers (25th percentile of 2016-era cohort).

The district median is 6/10.

Primary School Effect20%10/10

3 primary schools within 1km (nearest: Bedok Green Primary School at 0.70km). Exceptional school catchment — strong appeal for families with young children.

The district median is 9/10.

Bedok Green Primary School
St. Anthony's Canossian Primary School
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%10/10

582 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.

The district median is 5/10.

MRT Proximity13%10/10

80 m from Tanah Merah MRT (EW4 / CG) — direct, walk-in MRT access. Strong commuter appeal.

The district median is 9/10.

Rental Yield10%5/10

Rental yield of 3.39% — above-average income return.

The district median is 4/10.

Tenure10%8/10

99YR tenure — about 85 years remaining — no near-term decay concern.

The district median is 10/10.

Future Transformation6%7/10

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.

The district median is 7/10.

Scores updated October 2026. On the map →

Why Urban Vista scores 7.37

Urban Vista scores 7.37 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 235th of 2,350 resale condos scored in Singapore and 14th of 67 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).

Factor	This condoUrban Vista	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	3/10	6/10	−0.75	6% of district
Primary School Effect20%	10/10	9/10	+0.20	83% of district
Project Size16%	10/10	5/10	+0.80	88% of district
MRT Proximity13%	10/10	9/10	+0.13	65% of district
Rental Yield10%	5/10	4/10	+0.10	64% of district
Tenure10%	8/10	10/10	−0.20	32% 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 Urban Vista 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.

Urban Vista Prices

By unit type at Urban Vista

Unit type	Size	Sold for	Median PSF	Sales
1-bedroom441 sq ft	441 sq ft	$722,000 to $1.15M	$1,643 psf	12
2-bedroom624 sq ft	624 sq ft	$880,000 to $1.43M	$1,525 psf	13
3-bedroom850 sq ft	850 sq ft	$1.17M to $2.00M	$1,598 psf	10

Past transactions at Urban Vista

Unit

35 resales, Nov 2025 to Oct 2026 · median $1,629 psf · $722,000 to $2,000,000 · 29 of the 33 with a purchase on record sold at a profit

								Sale
21 Sep 2026	16 Tanah Merah Kechil Link	7	#07-31311BR · Blk 16	1BR	441	$1,643	$725,000	Resale
14 Sep 2026	18 Tanah Merah Kechil Link	15	#15-35352BR · Blk 18	2BR	1,055	$1,356	$1,430,000	Resale
4 Sep 2026	12 Tanah Merah Kechil Link	13	#13-23233BR · Blk 12	3BR	850	$1,588	$1,350,000	Resale
2 Sep 2026	12 Tanah Merah Kechil Link	10	#10-23233BR · Blk 12	3BR	850	$1,645	$1,398,888	Resale
25 Aug 2026	12 Tanah Merah Kechil Link	14	#14-24243BR · Blk 12	3BR	1,335	$1,386	$1,850,000	Resale
25 Aug 2026	16 Tanah Merah Kechil Link	6	#06-32321BR · Blk 16	1BR	441	$1,636	$722,000	Resale
29 Jul 2026	6 Tanah Merah Kechil Link	13	#13-10102BR · Blk 6	2BR	1,249	$1,137	$1,420,000	Resale
27 Jul 2026	16 Tanah Merah Kechil Link	14	#14-30303BR · Blk 16	3BR	1,335	$1,371	$1,830,000	Resale
27 Jul 2026	20 Tanah Merah Kechil Link	8	#08-40403BR · Blk 20	3BR	850	$1,647	$1,400,888	Resale
17 Jul 2026	4 Tanah Merah Kechil Link	12	#12-06062BR · Blk 4	2BR	560	$1,635	$915,000	Resale

Median PSF by month

Urban VistaD16, all resale condos

Show as a table

Period	Sales	Median PSF	D16
Nov 2025	4	$1,567 psf	$1,516 psf
Dec 2025	3	$1,649 psf	$1,388 psf
Jan 2026	3	$1,388 psf	$1,550 psf
Feb 2026	4	$1,629 psf	$1,509 psf
Mar 2026	2	$1,476 psf	$1,517 psf
Apr 2026	3	$1,636 psf	$1,596 psf
May 2026	1	—	$1,516 psf
Jun 2026	2	$1,577 psf	$1,566 psf
Jul 2026	7	$1,635 psf	$1,478 psf
Aug 2026	2	$1,511 psf	$1,697 psf
Sep 2026	4	$1,616 psf	$1,545 psf
Oct 2026	—	—	—

A month is plotted from two sales up; the district line from ten.

Resales by month

Sellers here made a median +0.5% a year, ranked 34 of 34 in D16 and 670 of 715 condos. See the most profitable condos in D16 →

URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →

Urban Vista Rent

Median rent a month: $2,800 to $5,000
Gross yield: 3.4% to 4.6%
Rental contracts: 226

Unit type	Median rent	Most rents	Gross yield	LetsContracts
1-bedroom	$2,800	$2,700 to $2,900	4.6%	65
2-bedroom	$3,150	$3,050 to $3,250	3.9%	105
3-bedroom	$4,000	$3,900 to $4,200	3.4%	53
4-bedroom	$5,000	—	—	3

Rental contracts at Urban Vista

226 contracts, Sep 2025 to Aug 2026 · median $3,100 a month · $2,000 to $5,300

Month	Type	Size	Rent a month
Aug 2026	1BR	400 to 500 sq ft	$2,650
Aug 2026	1BR	400 to 500 sq ft	$2,700
Aug 2026	1BR	400 to 500 sq ft	$2,700
Aug 2026	1BR	400 to 500 sq ft	$2,800
Aug 2026	1BR	400 to 500 sq ft	$2,880
Aug 2026	1BR	400 to 500 sq ft	$2,900
Aug 2026	1BR	400 to 500 sq ft	$2,950
Aug 2026	2BR	600 to 700 sq ft	$2,650
Aug 2026	2BR	600 to 700 sq ft	$3,200
Aug 2026	3BR	700 to 800 sq ft	$4,000

URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.

Urban Vista By stack

Highest, stack 41: $1,659 psf
Lowest, stack 18: $1,317 psf
Stacks with 2+ resales: 41

Stack	Median PSF	Size	Sold on	Sales
01	$1,389 psf	893 sq ft	Levels 4 to 9	3
02	$1,352 psf	850 sq ft	Levels 5 to 13	3
03	$1,527 psf	560 sq ft	Levels 1 to 10	4
04	$1,525 psf	592 sq ft	Levels 1 to 12	5
05	$1,496 psf	624 sq ft	Levels 1 to 3	2
06	$1,394 psf	560 sq ft	Levels 1 to 12	5
07	$1,417 psf	850 sq ft	Levels 6 to 13	4
09	$1,426 psf	1,001 sq ft	Levels 11 to 13	2

Show the other 33 stacks

Stack	Median PSF	Size	Sold on	Sales
10	$1,557 psf	689 sq ft	Levels 4 to 13	6
11	$1,649 psf	560 sq ft	Levels 5 to 12	3
12	$1,659 psf	441 sq ft	Levels 4 to 12	3
13	$1,636 psf	441 sq ft	Levels 2 to 13	7
14	$1,631 psf	441 sq ft	Levels 3 to 13	3
15	$1,409 psf	969 sq ft	Levels 9 to 13	2
16	$1,548 psf	904 sq ft	Levels 4 to 13	5
17	$1,493 psf	850 sq ft	Levels 2 to 13	3
18	$1,317 psf	850 sq ft	Levels 6 to 13	3
19	$1,595 psf	549 sq ft	Levels 5 to 12	4
20	$1,561 psf	441 sq ft	Levels 2 to 9	4
21	$1,586 psf	441 sq ft	Levels 6 to 14	5
23	$1,507 psf	850 sq ft	Levels 1 to 13	5
24	$1,376 psf	883 sq ft	Levels 1 to 14	4
25	$1,627 psf	441 sq ft	Levels 3 to 15	9
26	$1,579 psf	441 sq ft	Levels 1 to 12	5
27	$1,465 psf	624 sq ft	Levels 3 to 15	4
28	$1,593 psf	678 sq ft	Levels 9 to 15	5
29	$1,469 psf	797 sq ft	Levels 3 to 13	3
30	$1,607 psf	797 sq ft	Levels 7 to 14	5
31	$1,637 psf	441 sq ft	Levels 1 to 14	8
32	$1,636 psf	441 sq ft	Levels 1 to 14	7
33	$1,604 psf	441 sq ft	Levels 1 to 14	5
34	$1,616 psf	786 sq ft	Levels 4 to 11	3
35	$1,576 psf	603 sq ft	Levels 8 to 15	5
36	$1,534 psf	624 sq ft	Levels 1 to 15	7
38	$1,569 psf	592 sq ft	Levels 2 to 15	6
41	$1,659 psf	554 sq ft	Levels 5 to 12	6
42	$1,532 psf	614 sq ft	Levels 1 to 9	4
43	$1,565 psf	614 sq ft	Levels 7 to 13	3
44	$1,656 psf	554 sq ft	Levels 1 to 6	4
45	$1,437 psf	1,098 sq ft	Levels 6 to 10	2
46	$1,327 psf	1,044 sq ft	Levels 2 to 14	5

URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →

Urban Vista Notes

How these numbers are worked out

Grade A places Urban Vista 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: $1,629 psf at Urban Vista 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 $1,573 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.
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 (4 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 35 resale caveats at Urban Vista ranged from $1,137 psf to $1,735 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 2016, 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 Tanah Merah MRT (EW4 / CG), 80 m in a straight line. The walking route is usually longer, and bus links are not scored.
Primary School Effect counts the 3 primary schools 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 Urban Vista for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

What brings you to Urban Vista?

Pick one and we’ll send you a read on it by WhatsApp. Free, no obligation.

Urban Vista Key facts

District: D16, Bedok, Upper East Coast
Tenure: 99-year leasehold
Lease left: About 85 years
Completed: 2016
Total units: 582
Developer: Bayfront Realty Pte Ltd

Urban Vista Nearby

MRT and LRT (5)

Tanah Merah (EW4 / CG)80 m
Bedok South (TE30)Being built1.3 km
Bayshore (TE29)1.5 km
Sungei Bedok (DT37 / TE31)Being built1.5 km
Bedok Reservoir (DT30)1.5 km

Primary schools within 1 km (3)

Bedok Green Primary SchoolWithin 1 km (OneMap, all 11 blocks) · 1 Bedok South Ave 2700 m
St. Anthony's Canossian Primary SchoolWithin 1 km (OneMap, all 11 blocks) · 1602 Bedok North Ave 4780 m
Temasek Primary SchoolWithin 1 km (OneMap, 6 of 11 blocks) · 501 Bedok South Ave 3980 m

Bus stops (5)

Tanah Merah Stn Exit 2New Upp Changi RdBuses 2, 9, 9A, 12, 12e, 14, 14A, 24, 31, 35, 35M, 38, 45, 47, 48140 m
Tanah Merah Stn Exit 1New Upp Changi RdBuses 2, 2B, 9, 12, 12e, 14, 24, 31, 31A, 35, 35M, 38, 45, 47, 48160 m
Blk 55New Upp Changi RdBuses 2, 2B, 9, 14, 24, 25, 31, 35, 35M, 45, 46290 m
The Tanamera CondoNew Upp Changi RdBuses 2, 9, 9A, 14, 14A, 24, 25, 31, 35, 35M, 45, 46290 m
Bef Bedok View Sec SchBedok Sth Ave 3Buses 12, 12e, 25, 38, 46, 47, 48390 m

Secondary schools (5)

Bedok View Secondary School6 Bedok South Avenue 3320 m
Anglican High School600 Upper Changi Road470 m
Bedok South Secondary School1 Jalan Langgar Bedok700 m
St. Anthony's Canossian Secondary School1600 Bedok North Avenue 4820 m
Bedok Green Secondary School360 Bedok North Ave 31.3 km

Childcare (5)

PCF Sparkletots Preschool @ Fengshan Blk 7676 Bedok North Road, #01-178230 m
White Lodge Preschool Gpr11 Bedok South Avenue 3, #B1-04 , Grandeur Park Residences240 m
PCF Sparkletots Preschool @ Fengshan Blk 184184 Bedok North Road, #01-01330 m
Jeet's Little Learners (Bedok)327 Bedok Road450 m
My First Skool187 Bedok North Street 4, #01-01520 m

Straight-line distances from the nearest block of Urban Vista, stations to their nearest exit; the walk is longer. Stations marked "being built" are not open yet. Only primary schools within 1 km are listed: OneMap School Query's answer for each block of Urban Vista, the measure MOE uses for Primary 1; the figure beside a school is our straight line from the nearest block to the school's land boundary. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

Urban Vista Similar condos

All 67 in District 16 →

Live on PropertyGuruSee Urban Vista listings for sale Ask TRIBE on WhatsApp

Urban Vista Questions

What does Urban Vista's RPS grade say — and not say — in 2026?

Urban Vista scores 7.37/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 235th of 2,350 Singapore resale condos and 14th of 67 in District 16 (Bedok, Upper East Coast). Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: capital appreciation. 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. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does Urban Vista score Grade A, and what would move it?

A District 16 (Bedok, Upper East Coast) project sitting at the district median on all seven factors would score 7.09; Urban Vista scores 7.37, 0.28 points above it. It gains most from Project Size (10/10 against a median of 5, +0.80), Primary School Effect (10/10 against a median of 9, +0.20) and MRT Proximity (10/10 against a median of 9, +0.13). It gives up most on Project's Historical Performance (3/10 against a median of 6, −0.75) and Tenure (8/10 against a median of 10, −0.20). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at Urban Vista?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 35 resale transactions at Urban Vista, at a median of $1,629 psf and a median price of $980,000 (range $1,137 psf to $1,735 psf). The median PSF is up 3.6% on the previous 12 months (Nov 2024 – Oct 2025, $1,573 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at Urban Vista cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 1-bedroom units of about 441 sq ft sold for $722,000 to $1.15M (12 sales), 2-bedroom units of about 624 sq ft sold for $880,000 to $1.43M (13 sales) and 3-bedroom units of about 850 sq ft sold for $1.17M to $2.00M (10 sales) at Urban Vista. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How much is the rent at Urban Vista, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 1-bedroom units let at a median of $2,800 a month (65 contracts, about 4.6% gross yield), 2-bedroom units let at a median of $3,150 a month (105 contracts, about 3.9% gross yield), 3-bedroom units let at a median of $4,000 a month (53 contracts, about 3.4% gross yield) and 4-bedroom units let at a median of $5,000 a month (3 contracts) at Urban Vista, from URA rental contracts. Gross yield is a year of the median rent over the median resale price of the same unit type in the 12 months to October 2026, before maintenance fees, property tax, agent fees, vacancy and mortgage interest.

How far is Urban Vista from the nearest MRT station?

Urban Vista is about 80 m from Tanah Merah MRT (EW4 / CG), 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 East Coast Residences?

East Coast Residences is the project scored next to Urban Vista on the District 16 ranking: 7.40 (Grade A) against Urban Vista's 7.37 (Grade A). Urban Vista scores higher on Project Size (10 vs 3) and Primary School Effect (10 vs 9); East Coast Residences scores higher on Project's Historical Performance (8 vs 3) and Tenure (10 vs 8).

Which primary schools are within 1km of Urban Vista?

3 primary schools are within 1km of Urban Vista on OneMap's School Query, measured from the development's nearest block: Bedok Green Primary School, St. Anthony's Canossian Primary School, Temasek Primary School. The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. 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, was completed in 2016, has 582 units and was developed by Bayfront Realty Pte Ltd. 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%.