RPS · Resale Project Scorecard
Waterfront Key — Grade S
RPS score 8.48/10 · D16 · Bedok, Upper East Coast · 437 units · scored across 7 weighted factors — methodology published.
99YR · Keppel Land · TOP 2012
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: total returns, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.55% places this condo in the top 7% of its 2012-era cohort — exceptional capital appreciation relative to peers of the same vintage.
3 primary schools within 1km (nearest: YU NENG PRIMARY SCHOOL at 0.38km). Exceptional school catchment — strong appeal for families with young children.
437 units — good project size supporting active resale market and adequate facilities.
190m from Bedok Reservoir Mrt Stn (DT30) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.97% — below-average income return.
99YR tenure — about 80 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.60km, far enough that the impact on this project is modest.
Primary schools within 1km: YU NENG Primary School, RED Swastika School, Fengshan Primary School.
The verdict· Scores updated September 2026
Waterfront Key scores 8.48 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 31st of 2,357 resale condos scored in Singapore and 2nd of 68 in District 16 (Bedok, Upper East Coast). Its strongest factors are Project's Historical Performance (10/10) and Primary School Effect (10/10); its weakest is Future Transformation (3/10). Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: total returns, future transformation.
See all 68 scored condos in District 16 (Bedok, Upper East Coast) →
RPS · Resale Project Scorecard
Recent resale transactions at Waterfront Key
12 months to September 2026 (Oct 2025 – Sep 2026): 9 resale transactions, median $1,750 psf, median price $2.17M. Median PSF is up 1.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,725 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,659 psf | $2.02M |
| Jan–Mar 2026 | 1 | $1,715 psf | $2.07M |
| Apr–Jun 2026 | 4 | $1,778 psf | $2.17M |
| Jul–Sep 2026 | 3 | $1,803 psf | $2.37M |
| 12-month total | 9 | $1,750 psf | $2.17M |
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 Key: frequently asked questions
Answers generated from the scorecard data — RPS rank 31st of 2,357, scores updated September 2026.
- Is Waterfront Key a good buy in 2026?
- Waterfront Key scores 8.48/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 31st of 2,357 Singapore resale condos and 2nd of 68 in District 16 (Bedok, Upper East Coast). Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: total returns, 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 Key?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 9 resale transactions at Waterfront Key, at a median of $1,750 psf and a median price of $2.17M (range $1,659 psf to $1,878 psf). The median PSF is up 1.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,725 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 Key from the nearest MRT station?
- Waterfront Key is about 190m from Bedok Reservoir MRT (DT30), 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 Waterfront Key compare with Grandeur Park Residences?
- Grandeur Park Residences is the project scored next to Waterfront Key on the District 16 ranking: 8.69 (Grade S) against Waterfront Key's 8.48 (Grade S). Waterfront Key scores higher on Project's Historical Performance (10 vs 8) and Primary School Effect (10 vs 9); Grandeur Park Residences scores higher on Rental Yield (4 vs 9) and Future Transformation (3 vs 7).
- Which primary schools are within 1km of Waterfront Key?
- 3 primary schools are within 1km of Waterfront Key: YU NENG Primary School, RED Swastika School, Fengshan Primary School. 3 primary schools within 1km (nearest: YU NENG PRIMARY SCHOOL at 0.38km). Exceptional school catchment — strong appeal for families with young children. Waterfront Key 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 Key, and how big is the project?
- Waterfront Key is 99-year leasehold, completed in 2012, has 437 units, developed by Keppel Land. 99YR tenure — about 80 years remaining — no near-term decay concern. 437 units — good project size supporting active resale market and adequate facilities. 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 Key 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.
Free condo report
Email me this condo's report
Get the full report on Waterfront Key — PSF trends, rival comparison, and our verdict — in your inbox.