BGrade

Resale Project Scorecard

Aspen Loft

D15 · East Coast, Marine Parade · freehold · completed 2005 · 29 units

Grade B, 5.50 out of 10, the 325th 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: 5
To Eunos MRT: 540 m

3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)

Aspen Loft Score

B
Grade
Score out of 10: 5.50
Highest score among 434 resale condos in District 15: 325th

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 +4.00% — near-median performance within its 2005-era cohort (62nd percentile).

The district median is 6.5/10.

Primary School Effect20%3/10

1 primary school within 1km (Haig Girls' School, 0.34km away), and it is undersubscribed. Limited school draw for families prioritising Primary 1 registration.

The district median is 8/10.

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

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

The district median is 3/10.

MRT Proximity13%8/10

540 m from Eunos MRT (EW7) — short walk to MRT, good transport convenience.

The district median is 8/10.

Rental Yield10%5/10

Rental yield of 3.24% — 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%2/10

Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.66km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

The district median is 1/10.

Scores updated October 2026. On the map →

Why Aspen Loft scores 5.50

Aspen Loft scores 5.50 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1626th of 2,350 resale condos scored in Singapore and 325th 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 (2/10).

Factor	This condoAspen Loft	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	7/10	6.5/10	+0.13	50% of district
Primary School Effect20%	3/10	8/10	−1.00	14% 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%	5/10	4/10	+0.10	64% of district
Tenure10%	10/10	10/10	±0.00	5% of district
Future Transformation6%	2/10	1/10	+0.06	54% 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 Aspen Loft 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.

Aspen Loft Prices

By unit type at Aspen Loft

Unit type	Size	Sold for	Median PSF	Sales
2-bedroom1,012 sq ft	1,012 sq ft	$1.65M	$1,631 psf	2
3-bedroom1,302 sq ft	1,302 sq ft	$2.17M	$1,665 psf	2

Past transactions at Aspen Loft

Unit

11 resales, Nov 2021 to Oct 2026 · median $1,443 psf · $1,250,000 to $2,300,000 · all 11 sold at a profit

								Sale
18 Aug 2026	170 Joo Chiat Terrace	3	#03-04042BR	2BR	1,012	$1,660	$1,680,000	Resale
7 Aug 2026	170 Joo Chiat Terrace	1	#01-02021BR	1BR	829	$1,508	$1,250,000	Resale
16 Jul 2026	170 Joo Chiat Terrace	2	#02-03033BR	3BR	1,313	$1,751	$2,300,000	Resale
25 May 2026	170 Joo Chiat Terrace	4	#04-04042BR	2BR	1,012	$1,601	$1,620,000	Resale
16 Apr 2026	170 Joo Chiat Terrace	3	#03-05053BR	3BR	1,292	$1,579	$2,040,000	Resale
14 May 2025	170 Joo Chiat Terrace	5	#05-01012BR	2BR	1,798	$1,279	$2,300,000	Resale
27 Feb 2025	170 Joo Chiat Terrace	1	#01-04042BR	2BR	1,130	$1,425	$1,610,000	Resale
13 Dec 2023	170 Joo Chiat Terrace	2	#02-04042BR	2BR	1,012	$1,364	$1,380,000	Resale
17 Jul 2023	170 Joo Chiat Terrace	3	#03-04042BR	2BR	1,012	$1,443	$1,460,000	Resale
14 Apr 2022	170 Joo Chiat Terrace	4	#04-06063BR	3BR	1,281	$1,194	$1,530,000	Resale

Median PSF by quarter

Aspen LoftD15, all resale condos

Show as a table

Period	Sales	Median PSF	D15
Nov 2021 – Jan 2022	—	—	$1,480 psf
Feb–Apr 2022	2	$1,092 psf	$1,516 psf
May–Jul 2022	—	—	$1,588 psf
Aug–Oct 2022	—	—	$1,554 psf
Nov 2022 – Jan 2023	—	—	$1,558 psf
Feb–Apr 2023	—	—	$1,677 psf
May–Jul 2023	1	—	$1,646 psf
Aug–Oct 2023	—	—	$1,750 psf
Nov 2023 – Jan 2024	1	—	$1,632 psf
Feb–Apr 2024	—	—	$1,717 psf
May–Jul 2024	—	—	$1,742 psf
Aug–Oct 2024	—	—	$1,829 psf
Nov 2024 – Jan 2025	—	—	$1,753 psf
Feb–Apr 2025	1	—	$1,827 psf
May–Jul 2025	1	—	$1,767 psf
Aug–Oct 2025	—	—	$1,868 psf
Nov 2025 – Jan 2026	—	—	$1,826 psf
Feb–Apr 2026	1	—	$1,840 psf
May–Jul 2026	2	$1,676 psf	$1,872 psf
Aug–Oct 2026	2	$1,584 psf	$1,906 psf

A quarter is plotted from two sales up; the district line from ten.

Resales by quarter

URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →

Aspen Loft Notes

How these numbers are worked out

Grade B places Aspen Loft 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.
PSF against the district: $1,601 psf at Aspen Loft against $1,852 psf across District 15, medians over 12 months.
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 (Nov 2025 – Oct 2026). A specific unit's value depends on floor, size, facing and condition.
By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
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.
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. In the 12 months to October 2026, the 5 resale caveats at Aspen Loft ranged from $1,508 psf to $1,751 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 2005, 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 Eunos MRT (EW7), 540 m in a straight line. The walking route is usually longer, and bus links are not scored.
Primary School Effect counts the one primary school 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 Aspen Loft for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

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Aspen Loft Key facts

District: D15, East Coast, Marine Parade
Tenure: Freehold
Completed: 2005
Total units: 29
Developer: Spencefield Pte Ltd

Aspen Loft Nearby

MRT and LRT (5)

Eunos (EW7)540 m
Kembangan (EW6)1.1 km
Marine Parade (TE26)1.1 km
Marine Terrace (TE27)1.3 km
Paya Lebar (EW8 / CC9)1.3 km

Primary schools within 1 km (1)

Haig Girls' SchoolWithin 1 km (OneMap, its block) · 51 Koon Seng Road340 m

Bus stops (5)

Aft Rambutan RdJoo Chiat PlBuses 33, 33B120 m
Aft Joo Chiat PlStill RdBuses 13, 15, 55, 150, 966130 m
Flora EastJoo Chiat PlBuses 33150 m
Aft Lor G Telok KurauStill RdBuses 13, 15, 55, 150, 155, 966, 966A160 m
Bef Mangis RdJoo Chiat PlBuses 33220 m

Secondary schools (5)

Tanjong Katong Secondary School130 Haig Road1.1 km
Tanjong Katong Girls' School20 Dunman Lane1.2 km
Manjusri Secondary School20 Ubi Avenue 11.4 km
St. Patrick's School490 East Coast Road1.6 km
CHIJ Katong Convent346 Marine Terrace1.7 km

Childcare (5)

Star Learners3 Lorong G Telok Kurau230 m
Kidz Kingdom168 Changi Road, #02-01, Paradise@PERGAS310 m
Children's Vineyard Kindergarten42 Joo Chiat Lane320 m
PCF Sparkletots Preschool @ Joo Chiat Blk 1515 Lorong K Telok Kurau400 m
Blue House Childcare17 Rambai Road430 m

Straight-line distances from the nearest block of Aspen Loft, stations to their nearest exit; the walk is longer. Only primary schools within 1 km are listed: OneMap School Query's answer for each block of Aspen Loft, the measure MOE uses for Primary 1; the figure beside a school is our straight line from the nearest block to the school's land boundary. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

Aspen Loft Similar condos

All 434 in District 15 →

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Aspen Loft Questions

What does Aspen Loft's RPS grade say — and not say — in 2026?

Aspen Loft scores 5.50/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1626th of 2,350 Singapore resale condos and 325th of 434 in District 15 (East Coast, Marine Parade). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: project size, future transformation. 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. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does Aspen Loft score Grade B, and what would move it?

A District 15 (East Coast, Marine Parade) project sitting at the district median on all seven factors would score 6.21; Aspen Loft scores 5.50, 0.71 points below it. It gains most from Project's Historical Performance (7/10 against a median of 6.5, +0.13) and Rental Yield (5/10 against a median of 4, +0.10). It gives up most on Primary School Effect (3/10 against a median of 8, −1.00). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at Aspen Loft?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 5 resale transactions at Aspen Loft, at a median of $1,601 psf and a median price of $1.68M (range $1,508 psf to $1,751 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at Aspen Loft cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 2-bedroom units of about 1,012 sq ft sold at a median of $1.65M (2 sales) and 3-bedroom units of about 1,302 sq ft sold at a median of $2.17M (2 sales) at Aspen Loft. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How far is Aspen Loft from the nearest MRT station?

Aspen Loft is about 540 m from Eunos MRT (EW7), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.

How does Aspen Loft compare with East View 18?

East View 18 is the project scored next to Aspen Loft on the District 15 ranking: 5.51 (Grade B) against Aspen Loft's 5.50 (Grade B). Aspen Loft scores higher on Project's Historical Performance (7 vs 4) and MRT Proximity (8 vs 7); East View 18 scores higher on Primary School Effect (8 vs 3).

Which primary schools are within 1km of Aspen Loft?

One primary school is within 1km of Aspen Loft on OneMap's School Query, measured from the development's nearest block: Haig Girls' School. The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. Aspen Loft 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 Aspen Loft, and how big is the project?

Aspen Loft is freehold, was completed in 2005, has 29 units and was developed by Spencefield Pte Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 29 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.