RPS · Resale Project Scorecard
Astor Green — Grade C
RPS score 4.73/10 · D21 · Clementi Park, Upper Bukit Timah · 170 units · scored across 7 weighted factors — methodology published.
99YR · TM Development Pte Ltd · TOP 1995
Below-average project with notable weaknesses. Key weaknesses: future transformation, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 5/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +2.34% — bottom 19% within its 1995-era cohort. Weak capital appreciation, even when judged against vintage peers.
2 primary schools within 1km (nearest: HENRY PARK PRIMARY SCHOOL at 0.84km). Strong school proximity — a genuine advantage for young families.
170 units — boutique development. Lower transaction frequency and limited shared facilities.
0.70km from Dover Mrt Stn (EW22) — short walk to MRT, good transport convenience.
Rental yield of 2.93% — below-average income return.
99YR tenure — about 64 years remaining; some long-term decay exposure but not imminent.
Limited future-catalyst exposure — nearest is Greater One-North / Dover-Medway precinct at 2.33km, far enough that the impact on this project is modest.
Primary schools within 1km: Henry PARK Primary School, PEI TONG Primary School.
The verdict· Scores updated September 2026
Astor Green scores 4.73 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2087th of 2,357 resale condos scored in Singapore and 72nd of 74 in District 21 (Clementi Park, Upper Bukit Timah). Its strongest factors are Primary School Effect (7/10) and MRT Proximity (7/10); its weakest is Project's Historical Performance (2/10). Below-average project with notable weaknesses. Key weaknesses: future transformation, capital appreciation.
See all 74 scored condos in District 21 (Clementi Park, Upper Bukit Timah) →
RPS · Resale Project Scorecard
Recent resale transactions at Astor Green
12 months to September 2026 (Oct 2025 – Sep 2026): 4 resale transactions, median $1,506 psf, median price $2.17M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 2 | $1,524 psf | $2.21M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 2 | $1,487 psf | $1.93M |
| 12-month total | 4 | $1,506 psf | $2.17M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Astor Green: frequently asked questions
Answers generated from the scorecard data — RPS rank 2087th of 2,357, scores updated September 2026.
- Is Astor Green a good buy in 2026?
- Astor Green scores 4.73/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 2087th of 2,357 Singapore resale condos and 72nd of 74 in District 21 (Clementi Park, Upper Bukit Timah). Below-average project with notable weaknesses. Key weaknesses: future transformation, capital appreciation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Astor Green?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 4 resale transactions at Astor Green, at a median of $1,506 psf and a median price of $2.17M (range $1,472 psf to $1,537 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Astor Green from the nearest MRT station?
- Astor Green is about 700m from Dover MRT (EW22), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Astor Green compare with Charisma View?
- Charisma View is the project scored next to Astor Green on the District 21 ranking: 4.83 (Grade C) against Astor Green's 4.73 (Grade C). Astor Green scores higher on Primary School Effect (7 vs 3) and Project Size (5 vs 3); Charisma View scores higher on Tenure (5 vs 10) and Project's Historical Performance (2 vs 5).
- Which primary schools are within 1km of Astor Green?
- 2 primary schools are within 1km of Astor Green: Henry PARK Primary School, PEI TONG Primary School. 2 primary schools within 1km (nearest: HENRY PARK PRIMARY SCHOOL at 0.84km). Strong school proximity — a genuine advantage for young families. Astor Green scores 7/10 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 Astor Green, and how big is the project?
- Astor Green is 99-year leasehold, completed in 1995, has 170 units, developed by TM Development Pte Ltd. 99YR tenure — about 64 years remaining; some long-term decay exposure but not imminent. 170 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Astor Green in Clementi Park, Upper Bukit Timah
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- Charisma ViewC4.83
- Green LodgeD4.47
- The HillsideC4.84
- Meadow LodgeD3.53
- Springdale CondoC4.98
- Daintree ResidenceS8.21
See all 74 scored projects in Clementi Park, Upper Bukit Timah →
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