Resale Project Scorecard
D'Nest
D18 · Pasir Ris, Tampines · 99-year leasehold · completed 2017 · 912 units
Grade S, 8.11 out of 10, the 8th highest score among 43 resale condos in District 18.
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
- 83 yrs
- Resales, 12 months to Oct 2026
- 56
- To Pasir Ris MRT
- 410 m
Artist's impression: City Developments Limited
D'Nest Score
- S
- Grade
- Score out of 10
- 8.11
- Highest score among 43 resale condos in District 18
- 8th
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation.
Project's Historical Performance25%8/10
Avg Ann. of +2.94% — top-quartile performance within its 2017-era cohort (76th percentile).
The district median is 7/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: Elias Park Primary School at 0.44km). Exceptional school catchment — strong appeal for families with young children.
The district median is 8/10.
- Elias Park Primary School
- Angsana Primary School
- Tampines North 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%8/10
912 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%8/10
410 m from Pasir Ris MRT (EW1 / CR5) — short walk to MRT, good transport convenience.
The district median is 6/10.
Rental Yield10%7/10
Rental yield of 3.81% — strong income return.
The district median is 6/10.
Tenure10%8/10
99YR tenure — about 83 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%5/10
Moderate future-catalyst exposure — nearest meaningful driver: Pasir Ris MRT CRL interchange (CR5, CRL1) at 0.56km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 5/10.
Scores updated October 2026. On the map →
Why D'Nest scores 8.11
D'Nest scores 8.11 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 82nd of 2,350 resale condos scored in Singapore and 8th of 43 in District 18 (Pasir Ris, Tampines). Its strongest factors are Primary School Effect (10/10) and Project's Historical Performance (8/10); its weakest is Future Transformation (5/10).
| Factor | This condoD'Nest | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 7/10 | +0.25 | 57% of district |
| Primary School Effect20% | 10/10 | 8/10 | +0.40 | 57% of district |
| Project Size16% | 8/10 | 8/10 | ±0.00 | 5% of district |
| MRT Proximity13% | 8/10 | 6/10 | +0.26 | 57% of district |
| Rental Yield10% | 7/10 | 6/10 | +0.10 | 60% of district |
| Tenure10% | 8/10 | 8/10 | ±0.00 | 33% of district |
| Future Transformation6% | 5/10 | 5/10 | ±0.00 | 50% of district |
Medians are across the 43 scored resale projects in District 18 (Pasir Ris, Tampines). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between D'Nest and a median-profile project (7.11). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
D'Nest Prices
By unit type at D'Nest
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom484 sq ft | 484 sq ft | $685,000 to $780,000 | $1,429 psf | 4 |
| 2-bedroom754 sq ft | 754 sq ft | $1.05M to $1.19M | $1,513 psf | 13 |
| 3-bedroom947 sq ft | 947 sq ft | $1.36M to $1.75M | $1,494 psf | 17 |
| 4-bedroom1,410 sq ft | 1,410 sq ft | $1.88M to $2.65M | $1,540 psf | 20 |
| 5-bedroom2,551 sq ft | 2,551 sq ft | $3.11M | $1,217 psf | 2 |
Past transactions at D'Nest
56 resales, Nov 2025 to Oct 2026 · median $1,498 psf · $685,000 to $3,400,000 · 55 of the 55 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 28 Sep 2026 | 141 Pasir Ris Grove | 2 | #02-54542BR · Blk 141 | 2BR | 754 | $1,394 | $1,050,000 | Resale |
| 25 Sep 2026 | 149 Pasir Ris Grove | 1 | #01-76764BR · Blk 149 | 4BR | 1,776 | $1,492 | $2,650,000 | Resale |
| 17 Sep 2026 | 149 Pasir Ris Grove | 3 | #03-78784BR · Blk 149 | 4BR | 1,270 | $1,559 | $1,980,000 | Resale |
| 16 Sep 2026 | 147 Pasir Ris Grove | 1 | #01-69694BR · Blk 147 | 4BR | 1,636 | $1,485 | $2,430,000 | Resale |
| 15 Sep 2026 | 149 Pasir Ris Grove | 1 | #01-77775BR · Blk 149 | 5BR | 2,379 | $1,185 | $2,820,000 | Resale |
| 14 Sep 2026 | 133 Pasir Ris Grove | 4 | #04-25254BR · Blk 133 | 4BR | 1,410 | $1,496 | $2,110,000 | Resale |
| 10 Sep 2026 | 129 Pasir Ris Grove | 7 | #07-12122BR · Blk 129 | 2BR | 754 | $1,566 | $1,180,000 | Resale |
| 8 Sep 2026 | 131 Pasir Ris Grove | 7 | #07-17173BR · Blk 131 | 3BR | 937 | $1,495 | $1,400,000 | Resale |
| 28 Aug 2026 | 131 Pasir Ris Grove | 3 | #03-14143BR · Blk 131 | 3BR | 937 | $1,499 | $1,403,888 | Resale |
| 28 Aug 2026 | 139 Pasir Ris Grove | 11 | #11-45452BR · Blk 139 | 2BR | 775 | $1,484 | $1,150,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D18 |
|---|---|---|---|
| Nov 2025 | 5 | $1,480 psf | $1,455 psf |
| Dec 2025 | 5 | $1,485 psf | $1,496 psf |
| Jan 2026 | 2 | $1,526 psf | $1,458 psf |
| Feb 2026 | 4 | $1,578 psf | $1,420 psf |
| Mar 2026 | 2 | $1,519 psf | $1,467 psf |
| Apr 2026 | 2 | $1,534 psf | $1,519 psf |
| May 2026 | 4 | $1,436 psf | $1,466 psf |
| Jun 2026 | 4 | $1,531 psf | $1,495 psf |
| Jul 2026 | 7 | $1,484 psf | $1,457 psf |
| Aug 2026 | 13 | $1,499 psf | $1,482 psf |
| Sep 2026 | 8 | $1,494 psf | $1,492 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.6% a year, ranked 23 of 41 in D18 and 312 of 715 condos. See the most profitable condos in D18 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
D'Nest Rent
- Median rent a month
- $2,650 to $5,400
- Gross yield
- 3.0% to 4.6%
- Rental contracts
- 229
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $2,650 | $2,600 to $2,750 | 4.6% | 60 |
| 2-bedroom | $3,280 | $3,200 to $3,300 | 3.4% | 86 |
| 3-bedroom | $4,080 | $3,980 to $4,360 | 3.4% | 68 |
| 4-bedroom | $5,400 | $5,000 to $5,550 | 3.0% | 15 |
Rental contracts at D'Nest
230 contracts, Sep 2025 to Aug 2026 · median $3,300 a month · $2,300 to $6,600
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,300 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,600 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,600 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,625 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,700 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $2,700 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,750 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,750 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $2,800 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,200 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
D'Nest By stack
- Highest, stack 71
- $1,590 psf
- Lowest, stack 07
- $1,239 psf
- Stacks with 2+ resales
- 67
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,453 psf | 937 sq ft | Levels 2 to 8 | 2 |
| 02 | $1,267 psf | 754 sq ft | Levels 3 to 8 | 3 |
| 03 | $1,445 psf | 484 sq ft | Levels 4 to 10 | 3 |
| 04 | $1,445 psf | 484 sq ft | Levels 2 to 11 | 5 |
| 05 | $1,346 psf | 969 sq ft | Levels 8 to 9 | 2 |
| 06 | $1,424 psf | 754 sq ft | Levels 2 to 4 | 2 |
| 07 | $1,239 psf | 969 sq ft | Levels 1 to 8 | 3 |
| 09 | $1,486 psf | 484 sq ft | Levels 9 to 11 | 3 |
Show the other 59 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 10 | $1,467 psf | 527 sq ft | Levels 1 to 8 | 2 |
| 11 | $1,360 psf | 1,130 sq ft | Levels 3 to 6 | 4 |
| 12 | $1,526 psf | 754 sq ft | Levels 7 to 10 | 3 |
| 13 | $1,329 psf | 775 sq ft | Levels 5 to 10 | 3 |
| 14 | $1,412 psf | 1,087 sq ft | Levels 1 to 3 | 2 |
| 15 | $1,340 psf | 484 sq ft | Levels 9 to 11 | 2 |
| 16 | $1,482 psf | 484 sq ft | Levels 2 to 9 | 2 |
| 17 | $1,452 psf | 937 sq ft | Levels 2 to 8 | 5 |
| 18 | $1,321 psf | 754 sq ft | Levels 2 to 11 | 7 |
| 19 | $1,486 psf | 754 sq ft | Levels 7 to 10 | 4 |
| 20 | $1,511 psf | 1,410 sq ft | Levels 4 to 7 | 2 |
| 22 | $1,334 psf | 1,448 sq ft | Levels 1 to 8 | 2 |
| 23 | $1,256 psf | 754 sq ft | Levels 1 to 8 | 6 |
| 24 | $1,419 psf | 775 sq ft | Levels 6 to 11 | 3 |
| 25 | $1,496 psf | 1,410 sq ft | Levels 4 to 11 | 3 |
| 26 | $1,461 psf | 969 sq ft | Levels 3 to 11 | 2 |
| 27 | $1,484 psf | 937 sq ft | Levels 1 to 7 | 5 |
| 28 | $1,520 psf | 1,130 sq ft | Levels 9 to 11 | 2 |
| 30 | $1,445 psf | 484 sq ft | Levels 2 to 11 | 4 |
| 31 | $1,469 psf | 937 sq ft | Levels 2 to 6 | 2 |
| 33 | $1,344 psf | 754 sq ft | Levels 5 to 11 | 2 |
| 35 | $1,258 psf | 775 sq ft | Levels 1 to 3 | 3 |
| 36 | $1,474 psf | 937 sq ft | Levels 3 to 11 | 2 |
| 37 | $1,388 psf | 937 sq ft | Levels 5 to 7 | 3 |
| 38 | $1,433 psf | 1,130 sq ft | Levels 3 to 9 | 3 |
| 39 | $1,302 psf | 2,067 sq ft | Levels 7 to 10 | 2 |
| 40 | $1,407 psf | 947 sq ft | Level 9 | 2 |
| 41 | $1,290 psf | 775 sq ft | Levels 1 to 8 | 5 |
| 42 | $1,514 psf | 1,410 sq ft | Levels 1 to 8 | 7 |
| 43 | $1,396 psf | 1,130 sq ft | Levels 9 to 11 | 2 |
| 45 | $1,388 psf | 775 sq ft | Levels 3 to 11 | 4 |
| 46 | $1,421 psf | 1,270 sq ft | Levels 4 to 10 | 2 |
| 47 | $1,560 psf | 1,410 sq ft | Levels 4 to 9 | 3 |
| 48 | $1,415 psf | 947 sq ft | Levels 5 to 11 | 3 |
| 49 | $1,479 psf | 937 sq ft | Levels 2 to 4 | 3 |
| 50 | $1,342 psf | 754 sq ft | Levels 2 to 9 | 2 |
| 51 | $1,425 psf | 484 sq ft | Levels 2 to 4 | 2 |
| 52 | $1,569 psf | 484 sq ft | Levels 5 to 10 | 6 |
| 53 | $1,450 psf | 937 sq ft | Levels 6 to 10 | 2 |
| 54 | $1,354 psf | 754 sq ft | Level 2 | 2 |
| 58 | $1,559 psf | 484 sq ft | Levels 1 to 11 | 5 |
| 59 | $1,410 psf | 937 sq ft | Levels 6 to 9 | 2 |
| 60 | $1,304 psf | 937 sq ft | Levels 5 to 11 | 4 |
| 61 | $1,467 psf | 754 sq ft | Levels 4 to 12 | 6 |
| 62 | $1,374 psf | 2,067 sq ft | Levels 6 to 12 | 2 |
| 63 | $1,344 psf | 1,432 sq ft | Levels 4 to 12 | 4 |
| 64 | $1,420 psf | 754 sq ft | Levels 4 to 10 | 3 |
| 66 | $1,411 psf | 1,432 sq ft | Levels 11 to 13 | 3 |
| 68 | $1,383 psf | 754 sq ft | Levels 2 to 13 | 4 |
| 69 | $1,485 psf | 1,270 sq ft | Levels 1 to 11 | 5 |
| 70 | $1,522 psf | 1,130 sq ft | Levels 3 to 12 | 3 |
| 71 | $1,590 psf | 484 sq ft | Levels 6 to 11 | 2 |
| 72 | $1,388 psf | 527 sq ft | Levels 1 to 2 | 2 |
| 73 | $1,461 psf | 969 sq ft | Levels 4 to 9 | 4 |
| 74 | $1,393 psf | 1,270 sq ft | Levels 3 to 11 | 6 |
| 75 | $1,246 psf | 947 sq ft | Levels 4 to 5 | 2 |
| 77 | $1,252 psf | 1,765 sq ft | Levels 1 to 8 | 3 |
| 78 | $1,517 psf | 1,270 sq ft | Levels 3 to 12 | 6 |
| 82 | $1,373 psf | 754 sq ft | Levels 6 to 11 | 4 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
D'Nest Notes
How these numbers are worked out
- Grade S places D'Nest 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: $1,498 psf at D'Nest against $1,474 psf across District 18, 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 $1,498 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 (14 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 56 resale caveats at D'Nest ranged from $1,185 psf to $1,610 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2017, 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 Pasir Ris MRT (EW1 / CR5), 410 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 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'Nest for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.