Resale Project Scorecard
Citylights
D08 · Farrer Park, Little India · 99-year leasehold · completed 2007 · 600 units
Grade B, 5.73 out of 10, the 51st highest score among 70 resale condos in District 8.
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 →
- Lease left, about
- 77 yrs
- Resales, 12 months to Oct 2026
- 19
- To Lavender MRT
- 90 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Citylights Score
- B
- Grade
- Score out of 10
- 5.73
- Highest score among 70 resale condos in District 8
- 51st
Solid, middle-of-the-pack project. Standout strengths: MRT access, project size. Key weaknesses: schools, future transformation.
Project's Historical Performance25%4/10
Avg Ann. of +2.89% — below-median performance vs same-vintage peers (38th percentile of 2007-era cohort).
The district median is 5/10.
Primary School Effect20%2/10
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
The district median is 8/10.
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%10/10
600 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 3/10.
MRT Proximity13%10/10
90 m from Lavender MRT (EW11) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%6/10
Rental yield of 3.52% — above-average income return.
The district median is 6/10.
Tenure10%7/10
99YR tenure — about 77 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%2/10
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 district median is 3/10.
Scores updated October 2026. On the map →
Why Citylights scores 5.73
Citylights scores 5.73 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1436th of 2,350 resale condos scored in Singapore and 51st 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).
| Factor | This condoCitylights | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 5/10 | −0.25 | 28% of district |
| Primary School Effect20% | 2/10 | 8/10 | −1.20 | 1% of district |
| Project Size16% | 10/10 | 3/10 | +1.12 | 100% of district |
| MRT Proximity13% | 10/10 | 9/10 | +0.13 | 75% of district |
| Rental Yield10% | 6/10 | 6/10 | ±0.00 | 39% of district |
| Tenure10% | 7/10 | 10/10 | −0.30 | 4% of district |
| Future Transformation6% | 2/10 | 3/10 | −0.06 | 0% of district |
Medians are across the 70 scored resale projects in District 8 (Farrer Park, Little India). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Citylights and a median-profile project (6.28). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Citylights Prices
By unit type at Citylights
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom678 sq ft | 678 sq ft | $1.11M to $1.42M | $1,956 psf | 4 |
| 2-bedroom893 sq ft | 893 sq ft | $1.81M to $2.02M | $2,104 psf | 9 |
| 3-bedroom1,356 sq ft | 1,356 sq ft | $2.45M to $2.83M | $1,928 psf | 6 |
Past transactions at Citylights
19 resales, Nov 2025 to Oct 2026 · median $2,026 psf · $1,108,000 to $2,830,000 · all 19 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 9 Sep 2026 | 80 Jellicoe Road | 36 | #36-04043BR · Blk 80 | 3BR | 1,356 | $2,087 | $2,830,000 | Resale |
| 20 Aug 2026 | 90 Jellicoe Road | 30 | #30-30302BR · Blk 90 | 2BR | 893 | $2,104 | $1,880,000 | Resale |
| 9 Jul 2026 | 86 Jellicoe Road | 33 | #33-20202BR · Blk 86 | 2BR | 893 | $2,261 | $2,020,000 | Resale |
| 16 Jun 2026 | 80 Jellicoe Road | 16 | #16-02023BR · Blk 80 | 3BR | 1,313 | $1,866 | $2,450,000 | Resale |
| 12 Jun 2026 | 80 Jellicoe Road | 2 | #02-02023BR · Blk 80 | 3BR | 1,410 | $1,844 | $2,600,000 | Resale |
| 4 Jun 2026 | 86 Jellicoe Road | 25 | #25-20202BR · Blk 86 | 2BR | 872 | $2,191 | $1,910,000 | Resale |
| 14 May 2026 | 88 Jellicoe Road | 16 | #16-25252BR · Blk 88 | 2BR | 893 | $2,026 | $1,810,000 | Resale |
| 29 Apr 2026 | 86 Jellicoe Road | 20 | #20-18182BR · Blk 86 | 2BR | 893 | $2,104 | $1,880,000 | Resale |
| 21 Apr 2026 | 88 Jellicoe Road | 16 | #16-22221BR · Blk 88 | 1BR | 721 | $1,969 | $1,420,000 | Resale |
| 17 Apr 2026 | 86 Jellicoe Road | 22 | #22-18182BR · Blk 86 | 2BR | 893 | $2,143 | $1,915,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D8 |
|---|---|---|---|
| Nov 2025 | 1 | — | $2,001 psf |
| Dec 2025 | 4 | $1,986 psf | $1,927 psf |
| Jan 2026 | 1 | — | $1,784 psf |
| Feb 2026 | 1 | — | $1,913 psf |
| Mar 2026 | 1 | — | $1,689 psf |
| Apr 2026 | 4 | $2,037 psf | $2,124 psf |
| May 2026 | 1 | — | $1,896 psf |
| Jun 2026 | 3 | $1,866 psf | $1,985 psf |
| Jul 2026 | 1 | — | $1,866 psf |
| Aug 2026 | 1 | — | $2,114 psf |
| Sep 2026 | 1 | — | $1,972 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +2.9% a year, ranked 6 of 10 in D08 and 436 of 715 condos. See the most profitable condos in D08 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Citylights Rent
- Median rent a month
- $4,100 to $12,500
- Gross yield
- 3.0% to 3.6%
- Rental contracts
- 184
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $4,100 | $3,930 to $4,250 | 3.6% | 94 |
| 2-bedroom | $5,000 | $4,800 to $5,200 | 3.2% | 52 |
| 3-bedroom | $6,600 | $6,230 to $7,000 | 3.0% | 35 |
| 4-bedroom | $12,500 | — | — | 3 |
Rental contracts at Citylights
184 contracts, Sep 2025 to Aug 2026 · median $4,550 a month · $3,300 to $13,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,600 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,800 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,800 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,000 |
| Aug 2026 | 1BR | 700 to 800 sq ft | $4,200 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $4,200 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,300 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,300 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,328 |
| Aug 2026 | 1BR | 700 to 800 sq ft | $4,350 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Citylights By stack
- Highest, stack 20
- $2,099 psf
- Lowest, stack 01
- $1,749 psf
- Stacks with 2+ resales
- 19
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,749 psf | 1,421 sq ft | Levels 12 to 37 | 4 |
| 02 | $1,822 psf | 1,410 sq ft | Levels 2 to 37 | 4 |
| 03 | $1,825 psf | 1,335 sq ft | Levels 10 to 39 | 8 |
| 04 | $1,961 psf | 1,356 sq ft | Levels 9 to 38 | 4 |
| 17 | $1,782 psf | 689 sq ft | Levels 14 to 25 | 2 |
| 18 | $1,903 psf | 893 sq ft | Levels 11 to 29 | 9 |
| 19 | $1,829 psf | 560 sq ft | Levels 10 to 31 | 6 |
| 20 | $2,099 psf | 893 sq ft | Levels 17 to 33 | 5 |
Show the other 11 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 21 | $1,923 psf | 678 sq ft | Levels 29 to 34 | 2 |
| 22 | $1,947 psf | 678 sq ft | Levels 10 to 35 | 7 |
| 23 | $1,969 psf | 888 sq ft | Levels 8 to 20 | 6 |
| 24 | $1,888 psf | 576 sq ft | Levels 12 to 29 | 4 |
| 25 | $1,976 psf | 893 sq ft | Levels 16 to 27 | 4 |
| 26 | $1,755 psf | 678 sq ft | Levels 8 to 34 | 7 |
| 27 | $1,886 psf | 678 sq ft | Levels 13 to 40 | 6 |
| 28 | $1,913 psf | 872 sq ft | Levels 10 to 28 | 5 |
| 29 | $1,804 psf | 560 sq ft | Levels 8 to 30 | 8 |
| 30 | $1,941 psf | 893 sq ft | Levels 20 to 34 | 6 |
| 31 | $1,777 psf | 700 sq ft | Levels 10 to 32 | 4 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Citylights Notes
How these numbers are worked out
- Grade B places Citylights 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: $2,026 psf at Citylights against $1,935 psf across District 8, 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; the year before is Nov 2024 – Oct 2025, median $1,947 psf). 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.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (1 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- 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 19 resale caveats at Citylights ranged from $1,844 psf to $2,261 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2007, 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 Lavender MRT (EW11), 90 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- 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 Citylights for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.