RPS · Resale Project Scorecard
Waterfront Isle — Grade S
RPS score 8.41/10 · D16 · Bedok, Upper East Coast · 561 units · scored across 7 weighted factors — methodology published.
99YR · Sim Lian Group · TOP 2015
Top-tier project across nearly every dimension. Standout strengths: schools, project size. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +2.49% — top-quartile performance within its 2015-era cohort (81th percentile).
4 primary schools within 1km (nearest: YU NENG PRIMARY SCHOOL at 0.63km). Exceptional school catchment — strong appeal for families with young children.
561 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.44km from Bedok Reservoir Mrt Stn (DT30) — short walk to MRT, good transport convenience.
Rental yield of 3.26% — above-average income return.
99YR tenure — about 82 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.26km, far enough that the impact on this project is modest.
Primary schools within 1km: YU NENG Primary School, Damai Primary School, RED Swastika School, Fengshan Primary School.
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The verdict· Scores updated September 2026
Waterfront Isle scores 8.41 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 41st of 2,357 resale condos scored in Singapore and 3rd 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 Future Transformation (4/10). Top-tier project across nearly every dimension. Standout strengths: schools, project size. Key weaknesses: future transformation.
See all 68 scored condos in District 16 (Bedok, Upper East Coast) →
RPS · Resale Project Scorecard
Recent resale transactions at Waterfront Isle
12 months to September 2026 (Oct 2025 – Sep 2026): 17 resale transactions, median $1,763 psf, median price $2.05M. Median PSF is up 11.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,585 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $1,732 psf | $1.63M |
| Jan–Mar 2026 | 4 | $1,665 psf | $1.60M |
| Apr–Jun 2026 | 9 | $1,793 psf | $2.20M |
| Jul–Sep 2026 | 2 | $1,533 psf | $1.15M |
| 12-month total | 17 | $1,763 psf | $2.05M |
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.
Waterfront Isle: frequently asked questions
Answers generated from the scorecard data — RPS rank 41st of 2,357, scores updated September 2026.
- Is Waterfront Isle a good buy in 2026?
- Waterfront Isle scores 8.41/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 41st of 2,357 Singapore resale condos and 3rd of 68 in District 16 (Bedok, Upper East Coast). Top-tier project across nearly every dimension. Standout strengths: schools, project size. Key weaknesses: 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 Waterfront Isle?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 17 resale transactions at Waterfront Isle, at a median of $1,763 psf and a median price of $2.05M (range $1,462 psf to $1,956 psf). The median PSF is up 11.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,585 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Waterfront Isle from the nearest MRT station?
- Waterfront Isle is about 440m from Bedok Reservoir MRT (DT30), 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 Waterfront Isle compare with Waterfront Key?
- Waterfront Key is the project scored next to Waterfront Isle on the District 16 ranking: 8.48 (Grade S) against Waterfront Isle's 8.41 (Grade S). Waterfront Isle scores higher on Project Size (10 vs 8) and Rental Yield (5 vs 4); Waterfront Key scores higher on MRT Proximity (8 vs 10) and Project's Historical Performance (9 vs 10).
- Which primary schools are within 1km of Waterfront Isle?
- 4 primary schools are within 1km of Waterfront Isle: YU NENG Primary School, Damai Primary School, RED Swastika School, Fengshan Primary School. 4 primary schools within 1km (nearest: YU NENG PRIMARY SCHOOL at 0.63km). Exceptional school catchment — strong appeal for families with young children. Waterfront Isle 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 Waterfront Isle, and how big is the project?
- Waterfront Isle is 99-year leasehold, completed in 2015, has 561 units, developed by Sim Lian Group. 99YR tenure — about 82 years remaining — no near-term decay concern. 561 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%.
Ranked in: These Are Our Top 5 Condos in Bedok
Scored either side of Waterfront Isle in Bedok, Upper East Coast
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