RPS · Resale Project Scorecard
Waterfront Waves — Grade S
RPS score 8.35/10 · D16 · Bedok, Upper East Coast · 405 units · scored across 7 weighted factors — methodology published.
99YR · Far East Organization · TOP 2011
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
- 9/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.69% places this condo in the top 8% of its 2011-era cohort — exceptional capital appreciation relative to peers of the same vintage.
4 primary schools within 1km (nearest: YU NENG PRIMARY SCHOOL at 0.40km). Exceptional school catchment — strong appeal for families with young children.
405 units — good project size supporting active resale market and adequate facilities.
310m from Bedok Reservoir Mrt Stn (DT30) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.91% — 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 1.49km, far enough that the impact on this project is modest.
Primary schools within 1km: YU NENG Primary School, RED Swastika School, Fengshan Primary School, Damai Primary School.
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The verdict· Scores updated September 2026
Waterfront Waves scores 8.35 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 46th of 2,357 resale condos scored in Singapore and 4th 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 Waves
12 months to September 2026 (Oct 2025 – Sep 2026): 9 resale transactions, median $1,677 psf, median price $2.26M. Median PSF is up 6.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,579 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 4 | $1,687 psf | $2.33M |
| Jan–Mar 2026 | 2 | $1,691 psf | $2.17M |
| Apr–Jun 2026 | 1 | $1,662 psf | $2.20M |
| Jul–Sep 2026 | 2 | $1,590 psf | $1.85M |
| 12-month total | 9 | $1,677 psf | $2.26M |
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 Waves: frequently asked questions
Answers generated from the scorecard data — RPS rank 46th of 2,357, scores updated September 2026.
- Is Waterfront Waves a good buy in 2026?
- Waterfront Waves scores 8.35/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 46th of 2,357 Singapore resale condos and 4th 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 Waves?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 9 resale transactions at Waterfront Waves, at a median of $1,677 psf and a median price of $2.26M (range $1,503 psf to $1,782 psf). The median PSF is up 6.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,579 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 Waves from the nearest MRT station?
- Waterfront Waves is about 310m from Bedok Reservoir MRT (DT30), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Waterfront Waves compare with Waterfront Isle?
- Waterfront Isle is the project scored next to Waterfront Waves on the District 16 ranking: 8.41 (Grade S) against Waterfront Waves's 8.35 (Grade S). Waterfront Waves scores higher on Project's Historical Performance (10 vs 9) and MRT Proximity (9 vs 8); Waterfront Isle scores higher on Project Size (8 vs 10) and Rental Yield (4 vs 5).
- Which primary schools are within 1km of Waterfront Waves?
- 4 primary schools are within 1km of Waterfront Waves: YU NENG Primary School, RED Swastika School, Fengshan Primary School, Damai Primary School. 4 primary schools within 1km (nearest: YU NENG PRIMARY SCHOOL at 0.40km). Exceptional school catchment — strong appeal for families with young children. Waterfront Waves 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 Waves, and how big is the project?
- Waterfront Waves is 99-year leasehold, completed in 2011, has 405 units, developed by Far East Organization. 99YR tenure — about 80 years remaining — no near-term decay concern. 405 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
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