Carpmael Thirty-eight — Grade B

Carpmael Thirty-eight: frequently asked questions

Answers generated from the scorecard data — RPS rank 1481st of 2,357, scores updated September 2026.

Is Carpmael Thirty-eight a good buy in 2026?

Carpmael Thirty-eight scores 5.56/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1481st of 2,357 Singapore resale condos and 296th of 436 in District 15 (East Coast, Marine Parade). Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: project size, future transformation. 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 Carpmael Thirty-eight?

In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Carpmael Thirty-eight, at a median of $1,867 psf and a median price of $2.19M (range $1,811 psf to $1,923 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How far is Carpmael Thirty-eight from the nearest MRT station?

Carpmael Thirty-eight is about 760m from Paya Lebar MRT (EW8), 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 Carpmael Thirty-eight compare with Crane Court?

Crane Court is the project scored next to Carpmael Thirty-eight on the District 15 ranking: 5.57 (Grade B) against Carpmael Thirty-eight's 5.56 (Grade B). Carpmael Thirty-eight scores higher on Project's Historical Performance (5 vs 4) and MRT Proximity (7 vs 6); Crane Court scores higher on Rental Yield (4 vs 8).

Which primary schools are within 1km of Carpmael Thirty-eight?

2 primary schools are within 1km of Carpmael Thirty-eight: HAIG Girls' School, Tanjong Katong Primary School. 2 primary schools within 1km (nearest: HAIG GIRLS' SCHOOL at 0.58km). Strong school proximity — a genuine advantage for young families. Carpmael Thirty-eight 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 Carpmael Thirty-eight, and how big is the project?

Carpmael Thirty-eight is freehold, completed in 2020, has 16 units, developed by Roxy-Pacific Holdings. Freehold tenure — no lease decay concerns, preserves long-term value. 16 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 Carpmael Thirty-eight in East Coast, Marine Parade

The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.

• Crane CourtB5.57
• Ventura ViewB5.56
• The HaciendaB5.58
• RadixB5.55
• SandalwoodB5.58
• Spring GardensB5.55

See all 436 scored projects in East Coast, Marine Parade →