RPS · Resale Project Scorecard
Citylights — Grade B
RPS score 5.73/10 · D08 · Farrer Park, Little India · 600 units · scored across 7 weighted factors — methodology published.
99YR · CapitaLand · TOP 2007
Solid, middle-of-the-pack project. Standout strengths: MRT access, project size. Key weaknesses: schools, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 2/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +2.89% — below-median performance vs same-vintage peers (38th percentile of 2007-era cohort).
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
600 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
170m from Lavender Mrt Stn (EW11) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.52% — above-average income return.
99YR tenure — about 77 years remaining; some long-term decay exposure but not imminent.
Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 2.82km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The verdict· Scores updated September 2026
Citylights scores 5.73 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1342nd of 2,357 resale condos scored in Singapore and 47th of 70 in District 8 (Farrer Park, Little India). Its strongest factors are Project Size (10/10) and MRT Proximity (10/10); its weakest is Future Transformation (2/10). Solid, middle-of-the-pack project. Standout strengths: MRT access, project size. Key weaknesses: schools, future transformation.
See all 70 scored condos in District 8 (Farrer Park, Little India) →
RPS · Resale Project Scorecard
Recent resale transactions at Citylights
12 months to September 2026 (Oct 2025 – Sep 2026): 18 resale transactions, median $2,023 psf, median price $1.90M. Median PSF is up 3.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,948 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 5 | $2,018 psf | $1.90M |
| Jan–Mar 2026 | 3 | $2,019 psf | $1.90M |
| Apr–Jun 2026 | 8 | $1,998 psf | $1.90M |
| Jul–Sep 2026 | 2 | $2,183 psf | $1.95M |
| 12-month total | 18 | $2,023 psf | $1.90M |
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.
Citylights: frequently asked questions
Answers generated from the scorecard data — RPS rank 1342nd of 2,357, scores updated September 2026.
- Is Citylights a good buy in 2026?
- Citylights scores 5.73/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1342nd of 2,357 Singapore resale condos and 47th of 70 in District 8 (Farrer Park, Little India). Solid, middle-of-the-pack project. Standout strengths: MRT access, project size. Key weaknesses: schools, 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 Citylights?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 18 resale transactions at Citylights, at a median of $2,023 psf and a median price of $1.90M (range $1,844 psf to $2,261 psf). The median PSF is up 3.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,948 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Citylights from the nearest MRT station?
- Citylights is about 170m from Lavender MRT (EW11), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Citylights compare with Carlyx Green?
- Carlyx Green is the project scored next to Citylights on the District 8 ranking: 5.73 (Grade B) against Citylights's 5.73 (Grade B). Citylights scores higher on Project Size (10 vs 3) and MRT Proximity (10 vs 7); Carlyx Green scores higher on Primary School Effect (2 vs 8) and Tenure (7 vs 10).
- What is the tenure of Citylights, and how big is the project?
- Citylights is 99-year leasehold, completed in 2007, has 600 units, developed by CapitaLand. 99YR tenure — about 77 years remaining; some long-term decay exposure but not imminent. 600 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 Citylights in Farrer Park, Little India
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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