RPS · Resale Project Scorecard
Whitewater — Grade C
RPS score 4.85/10 · D18 · Pasir Ris, Tampines · 397 units · scored across 7 weighted factors — methodology published.
99YR · Keppel Land · TOP 2005
Below-average project with notable weaknesses. Standout strengths: project size. Key weaknesses: schools, MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 2/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +3.48% — near-median performance within its 2005-era cohort (44th percentile).
2 primary schools within 1km (nearest: MERIDIAN PRIMARY SCHOOL at 0.47km). Moderate school access.
397 units — good project size supporting active resale market and adequate facilities.
1.71km from Pasir Ris Mrt Stn (EW1) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.40% — above-average income return.
99YR tenure — about 75 years remaining; some long-term decay exposure but not imminent.
Limited future-catalyst exposure — nearest is Tampines North MRT (CR6, CRL1) at 0.84km, far enough that the impact on this project is modest.
Primary schools within 1km: Meridian Primary School, PARK VIEW Primary School.
The verdict· Scores updated September 2026
Whitewater scores 4.85 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2017th of 2,357 resale condos scored in Singapore and 44th of 44 in District 18 (Pasir Ris, Tampines). Its strongest factors are Project Size (8/10) and Tenure (7/10); its weakest is MRT Proximity (2/10). Below-average project with notable weaknesses. Standout strengths: project size. Key weaknesses: schools, MRT access.
See all 44 scored condos in District 18 (Pasir Ris, Tampines) →
RPS · Resale Project Scorecard
Recent resale transactions at Whitewater
12 months to September 2026 (Oct 2025 – Sep 2026): 19 resale transactions, median $1,113 psf, median price $1.28M. Median PSF is down 0.5% on the previous 12 months (Oct 2024 – Sep 2025, $1,119 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 4 | $1,121 psf | $1.32M |
| Jan–Mar 2026 | 4 | $1,123 psf | $1.31M |
| Apr–Jun 2026 | 6 | $1,105 psf | $1.27M |
| Jul–Sep 2026 | 5 | $1,119 psf | $1.27M |
| 12-month total | 19 | $1,113 psf | $1.28M |
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.
Whitewater: frequently asked questions
Answers generated from the scorecard data — RPS rank 2017th of 2,357, scores updated September 2026.
- Is Whitewater a good buy in 2026?
- Whitewater scores 4.85/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 2017th of 2,357 Singapore resale condos and 44th of 44 in District 18 (Pasir Ris, Tampines). Below-average project with notable weaknesses. Standout strengths: project size. Key weaknesses: schools, MRT access. 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 Whitewater?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 19 resale transactions at Whitewater, at a median of $1,113 psf and a median price of $1.28M (range $1,034 psf to $1,189 psf). The median PSF is down 0.5% on the previous 12 months (Oct 2024 – Sep 2025, $1,119 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Whitewater from the nearest MRT station?
- Whitewater is about 1.7km from Pasir Ris MRT (EW1), scoring 2/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Whitewater compare with Eastpoint Green?
- Eastpoint Green is the project scored next to Whitewater on the District 18 ranking: 5.18 (Grade C) against Whitewater's 4.85 (Grade C). Whitewater scores higher on Project's Historical Performance (5 vs 2) and Tenure (7 vs 5); Eastpoint Green scores higher on MRT Proximity (2 vs 8) and Project Size (8 vs 10).
- Which primary schools are within 1km of Whitewater?
- 2 primary schools are within 1km of Whitewater: Meridian Primary School, PARK VIEW Primary School. 2 primary schools within 1km (nearest: MERIDIAN PRIMARY SCHOOL at 0.47km). Moderate school access. Whitewater scores 3/10 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 Whitewater, and how big is the project?
- Whitewater is 99-year leasehold, completed in 2005, has 397 units, developed by Keppel Land. 99YR tenure — about 75 years remaining; some long-term decay exposure but not imminent. 397 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Whitewater in Pasir Ris, Tampines
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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