Insights

The Resale Project Scorecard, Explained

Every resale condo in Singapore, scored on the same seven factors and graded S to D. Here's exactly what the Resale Project Scorecard measures, how the grade is built, and how to read it without registering for anything.

By TRIBE Editorial · 28 June 2026 · 5 min read

Most property "rankings" are a shortlist someone wants you to buy from. The Resale Project Scorecard is the opposite: it scores every resale condo in Singapore — about 2,357 projects — on the same seven factors, with the same weights, and prints a single grade from S to D. No project pays to be included, none is left out, and you don't register to see a score. This is the engine behind most of what we publish, so it's worth understanding exactly what it does.

The one-line version: the RPS reads more than 126,000 URA REALIS transactions, marks each project out of 10 on seven things buyers actually care about, weights them, and rolls the result into one number and a letter grade. Methodology published. No spin.

2,357

Resale condos scored

every project, not a shortlist

Weighted factors per project

each marked out of 10

126,000+

URA REALIS transactions

refreshed quarterly

The seven factors — and what each is worth

A project's final score is a weighted average of seven sub-scores, each marked from 1 to 10. The weights are fixed and published, so two analysts running the same project get the same grade:

Factor	Weight	What it captures
Secondary-market strength	25%	Historical resale performance vs same-vintage peers
Primary-school catchment	20%	Number and proximity of primaries within 1km
Project size	16%	Unit count — liquidity and facilities without crowding
MRT proximity	13%	Walking distance to a true MRT station (LRT-aware)
Tenure	10%	Freehold vs leasehold and lease remaining
Rental yield	10%	Trailing gross rental yield
Future transformation	6%	Upcoming MRT and Master Plan upside nearby

The final score is simply the sum of each factor times its weight, divided by 100 — a number from 0 to 10. The largest single lever is secondary-market strength at 25%, because how a project has actually traded against its peers is the closest thing to a verdict the market has already delivered. Schools come next at 20%, reflecting how much a primary-school catchment drives family demand in Singapore.

How the grade is built — and why it's graded on a curve

The letter grade is cohort-relative, not a fixed numeric band. A project isn't graded against an absolute cut-off; it's ranked against the field. S is the top tier — strong across nearly every factor, and rare by design. A is well above average, B is the solid middle, C is below average, and D is the bottom tier. This matters: an S means "near the top of everything that exists," not "scored above 8.5." It's why a well-located executive condo can grade S while a famous Marina Bay tower lands in the C band — the scorecard rewards fundamentals, not postcode prestige.

A worked example from the methodology: Parc Life, a 628-unit, 99-year EC in District 27, scores 8.99 out of 10 — grade S — on strong secondary performance, a deep school catchment and scale. The grade is the same arithmetic every project gets.

What the data actually is

The inputs aren't opinions. Secondary-market and yield figures come from URA REALIS (the official caveat database, 126,000-plus private transactions, refreshed quarterly). School and MRT distances are computed from OneMap/SLA coordinates by straight-line (Haversine) distance, with primary-school demand weighted by three years of MOE P1 balloting. Future-transformation upside is read from the URA Draft Master Plan 2025 and the LTA rail network map. Rental yield uses trailing-twelve-month median rental PSF from public listings. Where a project has fewer than 20 secondary transactions in five years, it still gets scored but carries a confidence flag, and en-bloc'd projects drop off at the next quarterly refresh.

How to read it — and what it isn't

Open the tool at tribesg.com/rps. You can filter by district, search a project, filter by grade, and sort — all without an account. If you arrive from one of our district reviews, the link often carries a district filter (e.g. /rps?df=D15), so you land on the East Coast already filtered. Each project opens to its full scorecard: the seven sub-scores, the grade, and the reason text behind each factor.

Two honest caveats. First, the RPS scores resale condos only — new launches are excluded and handled by the separate New Project Scorecard; executive condos appear once they're past their five-year MOP. Second, a grade is a measure of fundamentals, not a buy signal or a price. An S-grade project can still be overpriced on a given day, and a C-grade one can suit a specific buyer. The scorecard tells you how a project stacks up on the things that have historically driven resale value; the price you pay, and whether it fits your plan, is the part the data can't decide for you.

See your shortlist scored at tribesg.com/rps, and read the full method at tribesg.com/about/methodology.

Sources: TRIBE Resale Project Scorecard and published methodology; factors, weights and data as at June 2026. Underlying data: URA REALIS, OneMap/SLA, MOE P1 balloting, URA Draft Master Plan 2025, LTA. Scores and grades are model outputs, not investment advice.

Silas Tan is a District Director at Huttons Asia and co-founder of TRIBE. He built the Resale Project Scorecard (RPS) using 126,000+ URA REALIS transactions. This article is for informational purposes and does not constitute financial or investment advice. CEA Registration R000303I.