Resale Project Scorecard
D'Banyan
D27 · Sembawang, Yishun · 999-year leasehold · completed 2005 · 18 units
Grade A, 6.60 out of 10, the 21st highest score among 37 resale condos in District 27.
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
- 999-year
- Resales, 12 months to Oct 2026
- 0
- To Canberra MRT
- 430 m
Background: Sembawang, Yishun, not this condo. Photo credits
D'Banyan Score
- A
- Grade
- Score out of 10
- 6.60
- Highest score among 37 resale condos in District 27
- 21st
Strong project with clear strengths. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
Project's Historical Performance25%7/10
Avg Ann. of +4.01% — near-median performance within its 2005-era cohort (63rd percentile).
The district median is 6/10.
Primary School Effect20%9/10
2 primary schools within 1km (nearest: Sembawang Primary School at 0.43km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Sembawang Primary School
- Wellington 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
18 units — very small project; niche product with thin resale market.
The district median is 8/10.
MRT Proximity13%8/10
430 m from Canberra MRT (NS12) — short walk to MRT, good transport convenience.
The district median is 7/10.
Rental Yield10%4/10
Rental yield of 3.10% — below-average income return.
The district median is 7/10.
Tenure10%10/10
999-year tenure — effectively freehold from a valuation standpoint.
The district median is 8/10.
Future Transformation6%2/10
Marginal future-catalyst exposure — nearest driver: Sembawang Shipyard waterfront redevelopment at 1.91km, 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 →
Why D'Banyan scores 6.60
D'Banyan scores 6.60 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 644th of 2,350 resale condos scored in Singapore and 21st of 37 in District 27 (Sembawang, Yishun). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (2/10).
| Factor | This condoD'Banyan | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 6/10 | +0.25 | 53% of district |
| Primary School Effect20% | 9/10 | 9/10 | ±0.00 | 33% of district |
| Project Size16% | 3/10 | 8/10 | −0.80 | 0% of district |
| MRT Proximity13% | 8/10 | 7/10 | +0.13 | 53% of district |
| Rental Yield10% | 4/10 | 7/10 | −0.30 | 6% of district |
| Tenure10% | 10/10 | 8/10 | +0.20 | 83% of district |
| Future Transformation6% | 2/10 | 1/10 | +0.06 | 53% of district |
Medians are across the 37 scored resale projects in District 27 (Sembawang, Yishun). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between D'Banyan and a median-profile project (7.05). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
D'Banyan Prices
No resale at D'Banyan in the 12 months to October 2026.
Past transactions at D'Banyan
9 resales, Nov 2021 to Oct 2026 · median $1,122 psf · $640,000 to $2,100,000 · all 9 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 2 Apr 2025 | 83 Jalan Sendudok | 2 | #02-02021BR | 1BR | 829 | $1,128 | $935,000 | Resale |
| 24 Jan 2025 | 83 Jalan Sendudok | 4 | #04-01012BR | 2BR | 1,120 | $1,151 | $1,288,888 | Resale |
| 9 Jan 2025 | 83 Jalan Sendudok | 4 | #04-02021BR | 1BR | 1,485 | $1,030 | $1,530,000 | Resale |
| 12 Jul 2024 | 83 Jalan Sendudok | 3 | #03-01012BR | 2BR | 1,141 | $1,139 | $1,300,000 | Resale |
| 15 Sep 2023 | 83 Jalan Sendudok | 3 | #03-04042BR | 2BR | 1,098 | $900 | $988,000 | Resale |
| 14 Sep 2023 | 83 Jalan Sendudok | 3 | #03-03031BR | 1BR | 624 | $1,264 | $788,888 | Resale |
| 15 Jun 2022 | 83 Jalan Sendudok | 5 | #05-03032BR | 2BR | 2,626 | $800 | $2,100,000 | Resale |
| 14 Jan 2022 | 83 Jalan Sendudok | 4 | #04-04042BR | 2BR | 1,098 | $893 | $980,000 | Resale |
| 25 Nov 2021 | 83 Jalan Sendudok | 1 | #01-02021BR | 1BR | 571 | $1,122 | $640,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D27 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 2 | $1,008 psf | $1,062 psf |
| Feb–Apr 2022 | — | — | $1,079 psf |
| May–Jul 2022 | 1 | — | $1,110 psf |
| Aug–Oct 2022 | — | — | $1,139 psf |
| Nov 2022 – Jan 2023 | — | — | $1,237 psf |
| Feb–Apr 2023 | — | — | $1,260 psf |
| May–Jul 2023 | — | — | $1,261 psf |
| Aug–Oct 2023 | 2 | $1,082 psf | $1,268 psf |
| Nov 2023 – Jan 2024 | — | — | $1,272 psf |
| Feb–Apr 2024 | — | — | $1,282 psf |
| May–Jul 2024 | 1 | — | $1,296 psf |
| Aug–Oct 2024 | — | — | $1,304 psf |
| Nov 2024 – Jan 2025 | 2 | $1,091 psf | $1,293 psf |
| Feb–Apr 2025 | 1 | — | $1,338 psf |
| May–Jul 2025 | — | — | $1,348 psf |
| Aug–Oct 2025 | — | — | $1,369 psf |
| Nov 2025 – Jan 2026 | — | — | $1,361 psf |
| Feb–Apr 2026 | — | — | $1,371 psf |
| May–Jul 2026 | — | — | $1,357 psf |
| Aug–Oct 2026 | — | — | $1,388 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
D'Banyan Rent
- Median rent a month
- $2,800
- Rental contracts
- 3
| Unit type | Median rent | LetsContracts |
|---|---|---|
| 1-bedroom | $2,800 | 3 |
Rental contracts at D'Banyan
4 contracts, Sep 2025 to Aug 2026 · median $2,825 a month · $2,450 to $3,300
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 800 to 900 sq ft | $2,850 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $3,300 |
| Jun 2026 | 1BR | 600 to 700 sq ft | $2,450 |
| May 2026 | 1BR | 1,400 to 1,500 sq ft | $2,800 |
URA rental contracts. The table above is the 12 months to August 2026. URA publishes no unit number for a letting.
D'Banyan By stack
- Highest, stack 01
- $1,145 psf
- Lowest, stack 04
- $897 psf
- Stacks with 2+ resales
- 4
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,145 psf | 1,130 sq ft | Levels 3 to 4 | 2 |
| 02 | $1,079 psf | 1,157 sq ft | Levels 2 to 4 | 2 |
| 03 | $1,032 psf | 1,625 sq ft | Levels 3 to 5 | 2 |
| 04 | $897 psf | 1,098 sq ft | Levels 3 to 4 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
D'Banyan Notes
How these numbers are worked out
- Grade A places D'Banyan 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.
- 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. A specific unit's value depends on floor, size, facing and condition.
- 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. No yield is shown: too few resales of these unit types in the last 12 months to divide by.
- 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 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.
- Recent price evidence is thin: no resale caveats in the 12 months to October 2026. The Historical Performance factor (7/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2005, 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 Canberra MRT (NS12), 430 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 D'Banyan for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.