Carpmael Thirty-Eight: the five-storey block with its patterned screen facade, at dusk

BGrade

Resale Project Scorecard

Carpmael Thirty-Eight

D15 · East Coast, Marine Parade · freehold · completed 2020 · 16 units

Grade B, 5.56 out of 10, the 317th 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: 2
To Paya Lebar MRT: 700 m

Artist's impression: LWH Carpmael Pte Ltd, Carpmael Thirty-Eight brochure

Carpmael Thirty-Eight Score

B
Grade
Score out of 10: 5.56
Highest score among 434 resale condos in District 15: 317th

Solid, middle-of-the-pack project. Standout strengths: tenure. Key weaknesses: project size, future transformation.

Project's Historical Performance25%5/10

Avg Ann. of +2.09% — near-median performance within its 2020-era cohort (43rd percentile).

The district median is 6.5/10.

Primary School Effect20%7/10

2 primary schools within 1km (nearest: Haig Girls' School at 0.44km). Strong school proximity — a genuine advantage for young families.

The district median is 8/10.

Haig Girls' School
Tanjong Katong Primary 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

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

The district median is 3/10.

MRT Proximity13%7/10

700 m from Paya Lebar MRT (EW8 / CC9) — short walk to MRT, good transport convenience.

The district median is 8/10.

Rental Yield10%4/10

Rental yield of 3.09% — below-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 2.88km, 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 →

See every stack in 3D: facing, view, sun and floor plan →

Why Carpmael Thirty-Eight scores 5.56

Carpmael Thirty-Eight scores 5.56 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1565th of 2,350 resale condos scored in Singapore and 317th of 434 in District 15 (East Coast, Marine Parade). Its strongest factors are Tenure (10/10) and Primary School Effect (7/10); its weakest is Future Transformation (2/10).

Factor	This condoCarpmael Thirty-Eight	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	5/10	6.5/10	−0.37	17% of district
Primary School Effect20%	7/10	8/10	−0.20	31% of district
Project Size16%	3/10	3/10	±0.00	0% of district
MRT Proximity13%	7/10	8/10	−0.13	7% of district
Rental Yield10%	4/10	4/10	±0.00	43% 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 Carpmael Thirty-Eight 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.

Carpmael Thirty-Eight Prices

By unit type at Carpmael Thirty-Eight

Unit type	Size	Sold for	Median PSF	Sales
3-bedroom1,173 sq ft	1,173 sq ft	$2.19M	$1,867 psf	2

Past transactions at Carpmael Thirty-Eight

Unit

4 resales, Nov 2021 to Oct 2026 · median $1,835 psf · $2,070,000 to $2,300,000 · 3 of the 3 with a purchase on record sold at a profit

								Sale
31 Jul 2026	38 Carpmael Road	4	#04-03033BR	3BR	1,076	$1,923	$2,070,000	Resale
17 Dec 2025	38 Carpmael Road	4	#04-04043BR	3BR	1,270	$1,811	$2,300,000	Resale
28 Oct 2024	38 Carpmael Road	2	#02-01013BR	3BR	1,173	$1,858	$2,180,000	Resale
28 Apr 2022	38 Carpmael Road	2	#02-02024BR	4BR	1,259	$1,764	$2,222,000	Resale

Too few sales in this period to draw a trend; the list above has each one.

Resales by quarter

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

Carpmael Thirty-Eight Floor plans

6 layouts from the developer. Tap a plan to open it.

Compare two layouts side by side →Which stacks have each layout, in 3D →

2-Bedroom1 plan · 721 sq ft

Floor plan of Carpmael Thirty-Eight type A1, 2-Bedroom (dual key), 721 sq ft — Type A12-Bedroom (dual key) · 721 sq ft · 2 homesFull page ↗

3-Bedroom4 plans · 1,076 to 1,270 sq ft

Floor plan of Carpmael Thirty-Eight type B1, 3-Bedroom, 1,076 sq ft — Type B13-Bedroom · 1,076 sq ft · 4 homesFull page ↗

Floor plan of Carpmael Thirty-Eight type B2G, 3-Bedroom, 1,098 sq ft — Type B2G3-Bedroom · 1,098 sq ft · 1 homeFull page ↗

Floor plan of Carpmael Thirty-Eight type C1, 3-Bedroom, 1,173 sq ft — Type C13-Bedroom · 1,173 sq ft · 4 homesFull page ↗

Floor plan of Carpmael Thirty-Eight type B3, 3-Bedroom, 1,270 sq ft — Type B33-Bedroom · 1,270 sq ft · 1 homeFull page ↗

4-Bedroom1 plan · 1,259 sq ft

Floor plan of Carpmael Thirty-Eight type D1, 4-Bedroom, 1,259 sq ft — Type D14-Bedroom · 1,259 sq ft · 4 homesFull page ↗

Floor plans: LWH Carpmael Pte Ltd, Carpmael Thirty-Eight brochure. Developer's plans, not to scale and subject to change; areas are estimates only and subject to final survey.

Carpmael Thirty-Eight Site plan

Every block in 3D, with the sun on each home →

Key plan: LWH Carpmael Pte Ltd. Diagrammatic, not drawn to scale.

Carpmael Thirty-Eight Notes

How these numbers are worked out

Grade B places Carpmael Thirty-Eight 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: $1,867 psf at Carpmael Thirty-Eight 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.
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 2 resale caveats at Carpmael Thirty-Eight ranged from $1,811 psf to $1,923 psf: that spread is unit-level variation the score cannot see.
Recent price evidence is thin: 2 resale caveats in the 12 months to October 2026. The Historical Performance factor (5/10) rests on the 10-year record, not on this window.
Historical Performance is a percentile among projects of similar vintage (completed around 2020, 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 Paya Lebar MRT (EW8 / CC9), 700 m in a straight line. The walking route is usually longer, and bus links are not scored.
Primary School Effect counts the 2 primary schools 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 Carpmael Thirty-Eight 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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Carpmael Thirty-Eight Key facts

District: D15, East Coast, Marine Parade
Tenure: Freehold
Completed: 2020
Total units: 16
Developer: LWH Carpmael Pte Ltd

Carpmael Thirty-Eight Nearby

MRT and LRT (5)

Paya Lebar (EW8 / CC9)700 m
Eunos (EW7)890 m
Dakota (CC8)1.1 km
Marine Parade (TE26)1.4 km
Tanjong Katong (TE25)1.4 km

Primary schools within 1 km (2)

Haig Girls' SchoolWithin 1 km (OneMap, its block) · 51 Koon Seng Road440 m
Tanjong Katong Primary SchoolWithin 1 km (OneMap, its block) · 10 Seraya Road860 m

Bus stops (5)

Aft Tembeling RdJoo Chiat PlBuses 33, 33B300 m
Bef Joo Chiat PlTembeling RdBuses 33350 m
Blk 14 Mkt/FCGeylang RdBuses 2, 7, 7A, 13, 21, 24, 26, 28, 30, 51, 67, 76, 154, 155370 m
Joo Chiat CplxChangi RdBuses 2, 7, 7A, 13, 21, 24, 26, 28, 30, 51, 67, 76, 154, 155380 m
CDAC BldgTg Katong RdBuses 30, 40, 43, 43e, 134, 135, 197, 853M390 m

Secondary schools (5)

Tanjong Katong Secondary School130 Haig Road500 m
Tanjong Katong Girls' School20 Dunman Lane590 m
Chung Cheng High School (Main)50 Goodman Road1.1 km
Broadrick Secondary School61 Dakota Crescent1.4 km
Manjusri Secondary School20 Ubi Avenue 11.6 km

Childcare (5)

The Kids’ Inn Joochiat98 Joo Chiat Road , #02-01150 m
My First Skool1 Haig Road, #01-555210 m
My First Skool1 Engku Aman Turn, #04-01390 m
Mindchamps Preschool @ East Coast11 Tanjong Katong Road, #03-19 & 40, One Km410 m
Zee Juniors722 Dunman Road460 m

Straight-line distances from the nearest block of Carpmael Thirty-Eight, 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 Carpmael Thirty-Eight, 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.

Carpmael Thirty-Eight Similar condos

All 434 in District 15 →

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Carpmael Thirty-Eight Questions

What does Carpmael Thirty-Eight's RPS grade say — and not say — in 2026?

Carpmael Thirty-Eight scores 5.56/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1565th of 2,350 Singapore resale condos and 317th of 434 in District 15 (East Coast, Marine Parade). Solid, middle-of-the-pack project. Standout strengths: tenure. 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 Carpmael Thirty-Eight 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; Carpmael Thirty-Eight scores 5.56, 0.65 points below it. It gives up most on Project's Historical Performance (5/10 against a median of 6.5, −0.37), Primary School Effect (7/10 against a median of 8, −0.20) and MRT Proximity (7/10 against a median of 8, −0.13). 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 Carpmael Thirty-Eight?

In the 12 months to October 2026 (Nov 2025 – Oct 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 much does a unit at Carpmael Thirty-Eight cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 3-bedroom units of about 1,173 sq ft sold at a median of $2.19M (2 sales) at Carpmael Thirty-Eight. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

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

Carpmael Thirty-Eight is about 700 m from Paya Lebar MRT (EW8 / CC9), 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 The Hacienda?

The Hacienda is the project scored next to Carpmael Thirty-Eight on the District 15 ranking: 5.58 (Grade B) against Carpmael Thirty-Eight's 5.56 (Grade B). Carpmael Thirty-Eight scores higher on Primary School Effect (7 vs 3) and Rental Yield (4 vs 2); The Hacienda scores higher on Project's Historical Performance (7 vs 5) and Project Size (5 vs 3).

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

2 primary schools are within 1km of Carpmael Thirty-Eight on OneMap's School Query, measured from the development's nearest block: Haig Girls' School, Tanjong Katong Primary 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. 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, was completed in 2020, has 16 units and was developed by LWH Carpmael Pte Ltd. 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%.