RPS · Resale Project Scorecard
Avalon — Grade C
RPS score 4.74/10 · D10 · Bukit Timah, Holland, Tanglin · 82 units · scored across 7 weighted factors — methodology published.
FH · Leonie Court Pte Ltd · TOP 1999
Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: capital appreciation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +2.29% — bottom 18% within its 1999-era cohort. Weak capital appreciation, even when judged against vintage peers.
2 primary schools within 1km (nearest: SINGAPORE CHINESE GIRLS' PRIMARY SCHOOL at 0.85km). Strong school proximity — a genuine advantage for young families.
82 units — very small project; niche product with thin resale market.
0.76km from Stevens Mrt Stn (TE11) — short walk to MRT, good transport convenience.
Rental yield of 2.29% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.04km, far enough that the impact on this project is modest.
Primary schools within 1km: Singapore Chinese Girls' Primary School, Anglo-Chinese School (Primary).
The verdict· Scores updated September 2026
Avalon scores 4.74 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2082nd of 2,357 resale condos scored in Singapore and 229th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Tenure (10/10) and Primary School Effect (7/10); its weakest is Rental Yield (2/10). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: capital appreciation, total returns.
See all 308 scored condos in District 10 (Bukit Timah, Holland, Tanglin) →
RPS · Resale Project Scorecard
Recent resale transactions at Avalon
URA REALIS records no resale transactions at Avalon in the 12 months to September 2026. The Historical Performance factor (2/10) is scored on 10-year price performance against same-vintage peers instead.
Avalon: frequently asked questions
Answers generated from the scorecard data — RPS rank 2082nd of 2,357, scores updated September 2026.
- Is Avalon a good buy in 2026?
- Avalon scores 4.74/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 2082nd of 2,357 Singapore resale condos and 229th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: capital appreciation, total returns. 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 Avalon?
- URA REALIS records no resale transactions at Avalon in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (2/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is Avalon from the nearest MRT station?
- Avalon is about 760m from Stevens MRT (TE11), 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 Avalon compare with Seven Nassim?
- Seven Nassim is the project scored next to Avalon on the District 10 ranking: 4.75 (Grade C) against Avalon's 4.74 (Grade C). Avalon scores higher on Primary School Effect (7 vs 1) and Rental Yield (2 vs 1); Seven Nassim scores higher on Project's Historical Performance (2 vs 7) and MRT Proximity (7 vs 8).
- Which primary schools are within 1km of Avalon?
- 2 primary schools are within 1km of Avalon: Singapore Chinese Girls' Primary School, Anglo-Chinese School (Primary). 2 primary schools within 1km (nearest: SINGAPORE CHINESE GIRLS' PRIMARY SCHOOL at 0.85km). Strong school proximity — a genuine advantage for young families. Avalon 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 Avalon, and how big is the project?
- Avalon is freehold, completed in 1999, has 82 units, developed by Leonie Court Pte Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 82 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Avalon in Bukit Timah, Holland, Tanglin
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- Seven NassimC4.75
- Holland PeakC4.74
- Olina LodgeC4.75
- Chelsea GardensC4.73
- Dynasty LodgeC4.75
- GardenvilleC4.73
See all 308 scored projects in Bukit Timah, Holland, Tanglin →
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