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DGrade

Resale Project Scorecard

381 Pasir Panjang Road

D05 · Buona Vista, Clementi, Pasir Panjang · freehold · completed 1994 · 12 units

Grade D, 4.10 out of 10, the 83rd highest score among 90 resale condos in District 5.

How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.

TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →

Tenure
Freehold
To Haw Par Villa MRT
1.3 km

Background: Buona Vista, Clementi, Pasir Panjang, not this condo. Photo credits

381 Pasir Panjang Road Score

D
Grade
Score out of 10
4.10
Highest score among 90 resale condos in District 5
83rd

Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: project size, schools.

Project's Historical Performance25%5/10

Avg Ann. of +2.92% — but from only 4 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.

The district median is 5.5/10.

Primary School Effect20%1/10

No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.

The district median is 1/10.

Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →

Project Size16%3/10

12 units — very small project; niche product with thin resale market.

The district median is 3/10.

MRT Proximity13%4/10

1.3 km from Haw Par Villa MRT (CC25) — weaker MRT access, likely requires bus or car for most trips.

The district median is 7.5/10.

Rental Yield10%3/10

District rental yield 3.03% used as proxy (project-level rental data unavailable) — below-average yield for the area.

The district median is 5/10.

Tenure10%10/10

Freehold tenure — no lease decay concerns, preserves long-term value.

The district median is 10/10.

Future Transformation6%6/10

Moderate future-catalyst exposure — nearest meaningful driver: Greater One-North / Dover-Medway precinct at 0.81km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

The district median is 6/10.

Scores updated October 2026. On the map →

Why 381 Pasir Panjang Road scores 4.10

381 Pasir Panjang Road scores 4.10 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2279th of 2,350 resale condos scored in Singapore and 83rd of 90 in District 5 (Buona Vista, Clementi, Pasir Panjang). Its strongest factors are Tenure (10/10) and Future Transformation (6/10); its weakest is Primary School Effect (1/10).

FactorThis condoDistrictEffect
Project's Historical Performance25%5/105.5/10−0.12
Primary School Effect20%1/101/10±0.00
Project Size16%3/103/10±0.00
MRT Proximity13%4/107.5/10−0.45
Rental Yield10%3/105/10−0.20
Tenure10%10/1010/10±0.00
Future Transformation6%6/106/10±0.00

Medians are across the 90 scored resale projects in District 5 (Buona Vista, Clementi, Pasir Panjang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between 381 Pasir Panjang Road and a median-profile project (4.89). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.

381 Pasir Panjang Road Notes

How these numbers are worked out
  • Grade D places 381 Pasir Panjang Road in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
  • MRT distance is a straight line on the map; the walking route is longer.
  • Factor bars: the black mark on each bar is the district median.
  • Score: seven weighted factors. Methodology published.
What the score cannot tell you
  • RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score.
  • 381 Pasir Panjang Road has no row in the URA REALIS caveat dataset TRIBE uses, so no recent-price evidence is shown here. The Historical Performance factor (5/10) rests on the 10-year record.
  • Historical Performance is a percentile among projects of similar vintage (completed around 1994, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
  • The nearest MRT is Haw Par Villa MRT (CC25), 1.3 km in a straight line. The walking route is usually longer, and bus links are not scored.
  • OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
  • Scores updated October 2026. Nothing on this page is a valuation or advice on a specific unit.

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