RPS · Resale Project Scorecard
Carissa Park Condo — Grade B
RPS score 5.48/10 · D17 · Changi, Loyang, Pasir Ris · 528 units · scored across 7 weighted factors — methodology published.
FH · Tripartite Developers Pte Limited · TOP 2001
Solid, middle-of-the-pack project. Standout strengths: project size, tenure. Key weaknesses: future transformation, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 5/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +2.60% — below-median performance vs same-vintage peers (20th percentile of 2001-era cohort).
2 primary schools within 1km (nearest: EAST SPRING PRIMARY SCHOOL at 0.69km). Moderate school access.
528 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
1.05km from Tampines East Mrt Stn (DT33) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.08% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Loyang MRT (CR2, CRL1) at 1.62km, far enough that the impact on this project is modest.
Primary schools within 1km: EAST Spring Primary School, White Sands Primary School.
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The verdict· Scores updated September 2026
Carissa Park Condo scores 5.48 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1563rd of 2,357 resale condos scored in Singapore and 17th of 33 in District 17 (Changi, Loyang, Pasir Ris). Its strongest factors are Project Size (10/10) and Tenure (10/10); its weakest is Project's Historical Performance (3/10). Solid, middle-of-the-pack project. Standout strengths: project size, tenure. Key weaknesses: future transformation, capital appreciation.
See all 33 scored condos in District 17 (Changi, Loyang, Pasir Ris) →
RPS · Resale Project Scorecard
Recent resale transactions at Carissa Park Condo
12 months to September 2026 (Oct 2025 – Sep 2026): 26 resale transactions, median $1,253 psf, median price $1.23M. Median PSF is up 6.7% on the previous 12 months (Oct 2024 – Sep 2025, $1,174 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 6 | $1,238 psf | $1.21M |
| Jan–Mar 2026 | 8 | $1,268 psf | $1.20M |
| Apr–Jun 2026 | 4 | $1,262 psf | $1.42M |
| Jul–Sep 2026 | 8 | $1,209 psf | $1.47M |
| 12-month total | 26 | $1,253 psf | $1.23M |
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.
Carissa Park Condo: frequently asked questions
Answers generated from the scorecard data — RPS rank 1563rd of 2,357, scores updated September 2026.
- Is Carissa Park Condo a good buy in 2026?
- Carissa Park Condo scores 5.48/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1563rd of 2,357 Singapore resale condos and 17th of 33 in District 17 (Changi, Loyang, Pasir Ris). Solid, middle-of-the-pack project. Standout strengths: project size, tenure. 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 Carissa Park Condo?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 26 resale transactions at Carissa Park Condo, at a median of $1,253 psf and a median price of $1.23M (range $1,049 psf to $1,313 psf). The median PSF is up 6.7% on the previous 12 months (Oct 2024 – Sep 2025, $1,174 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Carissa Park Condo from the nearest MRT station?
- Carissa Park Condo is about 1.1km from Tampines East MRT (DT33), scoring 4/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Carissa Park Condo compare with Azalea Park Condo?
- Azalea Park Condo is the project scored next to Carissa Park Condo on the District 17 ranking: 5.67 (Grade B) against Carissa Park Condo's 5.48 (Grade B). Carissa Park Condo scores higher on Project Size (10 vs 8); Azalea Park Condo scores higher on Project's Historical Performance (3 vs 5).
- Which primary schools are within 1km of Carissa Park Condo?
- 2 primary schools are within 1km of Carissa Park Condo: EAST Spring Primary School, White Sands Primary School. 2 primary schools within 1km (nearest: EAST SPRING PRIMARY SCHOOL at 0.69km). Moderate school access. Carissa Park Condo scores 5/10 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 Carissa Park Condo, and how big is the project?
- Carissa Park Condo is freehold, completed in 2001, has 528 units, developed by Tripartite Developers Pte Limited. Freehold tenure — no lease decay concerns, preserves long-term value. 528 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Carissa Park Condo in Changi, Loyang, Pasir Ris
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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