Resale Project Scorecard
90 Holland Road
D10 · Bukit Timah, Holland, Tanglin · freehold · completed 1995 · 61 units
Grade D, 3.79 out of 10, the 299th highest score among 307 resale condos in District 10.
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 Holland Village MRT
- 720 m
Background: Bukit Timah, Holland, Tanglin, not this condo. Photo credits
90 Holland Road Score
- D
- Grade
- Score out of 10
- 3.79
- Highest score among 307 resale condos in District 10
- 299th
Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: future transformation, rental yield.
Project's Historical Performance25%3/10
Avg Ann. of +2.41% — below-median performance vs same-vintage peers (24th percentile of 1995-era cohort).
The district median is 4/10.
Primary School Effect20%2/10
Nearest primary school is Nanyang Primary School at 1.11km — just past the 1km mark on OneMap's School Query. Effective walking distance for some families.
The district median is 7/10.
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
61 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%7/10
720 m from Holland Village MRT (CC21) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%1/10
District rental yield 2.21% used as proxy (project-level rental data unavailable) — weak yield for the area.
The district median is 2/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%2/10
Marginal future-catalyst exposure — nearest driver: Bukit Timah Turf City new housing cluster at 2.56km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 3/10.
Scores updated October 2026. On the map →
Why 90 Holland Road scores 3.79
90 Holland Road scores 3.79 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2322nd of 2,350 resale condos scored in Singapore and 299th of 307 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Tenure (10/10) and MRT Proximity (7/10); its weakest is Rental Yield (1/10).
| Factor | This condo90 Holland Road | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 3/10 | 4/10 | −0.25 | 17% of district |
| Primary School Effect20% | 2/10 | 7/10 | −1.00 | 9% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 7/10 | 8/10 | −0.13 | 6% of district |
| Rental Yield10% | 1/10 | 2/10 | −0.10 | 7% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 8% of district |
| Future Transformation6% | 2/10 | 3/10 | −0.06 | 0% of district |
Medians are across the 307 scored resale projects in District 10 (Bukit Timah, Holland, Tanglin). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between 90 Holland Road and a median-profile project (5.30). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
90 Holland Road Notes
How these numbers are worked out
- Grade D places 90 Holland 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.
- 90 Holland Road has no row in the URA REALIS caveat dataset TRIBE uses, so no recent-price evidence is shown here. The Historical Performance factor (3/10) rests on the 10-year record.
- Historical Performance is a percentile among projects of similar vintage (completed around 1995, 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 Holland Village MRT (CC21), 720 m 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.