Resale Project Scorecard
91 Marshall
D15 · East Coast, Marine Parade · freehold · completed 2014 · 30 units
Grade B, 6.27 out of 10, the 195th highest score among 434 resale condos in District 15.
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
- Resales, 12 months to Oct 2026
- 0
- To Marine Parade MRT
- 600 m
Artist's impression: TEE Homes Pte. Ltd., 91 Marshall e-brochure
91 Marshall Score
- B
- Grade
- Score out of 10
- 6.27
- Highest score among 434 resale condos in District 15
- 195th
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: project size, future transformation.
Project's Historical Performance25%7/10
Avg Ann. of +1.64% — near-median performance within its 2014-era cohort (62nd percentile).
The district median is 6.5/10.
Primary School Effect20%7/10
2 primary schools within 1km (nearest: Tanjong Katong Primary School at 0.05km). Strong school proximity — a genuine advantage for young families.
The district median is 8/10.
- Tanjong Katong Primary School
- Haig Girls' School
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
30 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%8/10
600 m from Marine Parade MRT (TE26) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%6/10
Rental yield of 3.63% — above-average income return.
The district median is 4/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%0/10
No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.
The district median is 1/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why 91 Marshall scores 6.27
91 Marshall scores 6.27 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 955th of 2,350 resale condos scored in Singapore and 195th of 434 in District 15 (East Coast, Marine Parade). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Future Transformation (0/10).
| Factor | This condo91 Marshall | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 6.5/10 | +0.13 | 50% of district |
| Primary School Effect20% | 7/10 | 8/10 | −0.20 | 31% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 8/10 | 8/10 | ±0.00 | 35% of district |
| Rental Yield10% | 6/10 | 4/10 | +0.20 | 82% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 5% of district |
| Future Transformation6% | 0/10 | 1/10 | −0.06 | 0% of district |
Medians are across the 434 scored resale projects in District 15 (East Coast, Marine Parade). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between 91 Marshall and a median-profile project (6.21). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
91 Marshall Prices
No resale at 91 Marshall in the 12 months to October 2026.
Past transactions at 91 Marshall
9 resales, Nov 2021 to Oct 2026 · median $1,749 psf · $640,000 to $1,860,000 · all 9 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 26 Aug 2025 | 91 Marshall Road | 5 | #05-01011BR | 1BR | 377 | $1,871 | $705,000 | Resale |
| 11 Apr 2025 | 91 Marshall Road | 3 | #03-04041BR | 1BR | 377 | $1,826 | $688,000 | Resale |
| 13 Aug 2024 | 91 Marshall Road | 5 | #05-04042BR | 2BR | 732 | $1,749 | $1,280,000 | Resale |
| 11 Jun 2024 | 91 Marshall Road | 4 | #04-05052BR | 2BR | 560 | $1,858 | $1,040,000 | Resale |
| 14 Dec 2023 | 91 Marshall Road | 3 | #03-07072BR | 2BR | 571 | $1,858 | $1,060,000 | Resale |
| 11 Aug 2022 | 91 Marshall Road | 5 | #05-06063BR | 3BR | 1,367 | $1,361 | $1,860,000 | Resale |
| 13 May 2022 | 91 Marshall Road | 3 | #03-01011BR | 1BR | 377 | $1,712 | $645,000 | Resale |
| 6 Apr 2022 | 91 Marshall Road | 2 | #02-06061BR | 1BR | 377 | $1,699 | $640,000 | Resale |
| 16 Dec 2021 | 91 Marshall Road | 4 | #04-08082BR | 2BR | 571 | $1,700 | $970,000 | Resale |
Too few sales in this period to draw a trend; the list above has each one.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
91 Marshall By stack
- Highest, stack 01
- $1,792 psf
- Lowest, stack 06
- $1,530 psf
- Stacks with 2+ resales
- 3
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,792 psf | 377 sq ft | Levels 3 to 5 | 2 |
| 04 | $1,788 psf | 554 sq ft | Levels 3 to 5 | 2 |
| 06 | $1,530 psf | 872 sq ft | Levels 2 to 5 | 2 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
91 Marshall Floor plans
6 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom1 plan · 334 to 377 sq ft
2-Bedroom3 plans · 560 to 1,367 sq ft
3-Bedroom2 plans · 710 to 1,399 sq ft
Floor plans: TEE Homes Pte. Ltd., 91 Marshall e-brochure. Developer's plans, not drawn to scale; areas are approximate and subject to final survey.
91 Marshall Site plan
Every block in 3D, with the sun on each home →
Site plan (Marshall Road at the bottom; stack numbers are on the key plan beside each floor plan): TEE Homes Pte. Ltd., 91 Marshall e-brochure. Not drawn to scale.
91 Marshall Notes
How these numbers are worked out
- Grade B places 91 Marshall 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.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026. A specific unit's value depends on floor, size, facing and condition.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (2 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- 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.
- Recent price evidence is thin: no resale caveats in the 12 months to October 2026. The Historical Performance factor (7/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2014, 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 Marine Parade MRT (TE26), 600 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at 91 Marshall for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.