Resale Project Scorecard
E Maison
D13 · MacPherson, Potong Pasir · freehold · completed 2002 · 11 units
Grade C, 5.29 out of 10, the 40th highest score among 44 resale condos in District 13.
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
- 7
- To Woodleigh MRT
- 430 m
Artist's impression: Global Star Development Pte. Ltd., E Maison brochure
E Maison Score
- C
- Grade
- Score out of 10
- 5.29
- Highest score among 44 resale condos in District 13
- 40th
Below-average project with notable weaknesses. Standout strengths: schools, tenure. Key weaknesses: future transformation, capital appreciation.
Project's Historical Performance25%1/10
Avg Ann. of +1.62% — bottom 8% within its 2002-era cohort. Weak capital appreciation, even when judged against vintage peers.
The district median is 7/10.
Primary School Effect20%10/10
4 primary schools within 1km (nearest: Yangzheng Primary School at 0.41km). Exceptional school catchment — strong appeal for families with young children.
The district median is 8/10.
- Yangzheng Primary School
- St. Gabriel's Primary School
- Maris Stella High School (Primary)
- Cedar 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
11 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%8/10
430 m from Woodleigh MRT (NE11) — short walk to MRT, good transport convenience.
The district median is 9/10.
Rental Yield10%4/10
Rental yield of 3.02% — below-average income return.
The district median is 5/10.
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 2.78km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 2/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why E Maison scores 5.29
E Maison scores 5.29 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1799th of 2,350 resale condos scored in Singapore and 40th of 44 in District 13 (MacPherson, Potong Pasir). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Project's Historical Performance (1/10).
| Factor | This condoE Maison | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 1/10 | 7/10 | −1.50 | 0% of district |
| Primary School Effect20% | 10/10 | 8/10 | +0.40 | 72% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 8/10 | 9/10 | −0.13 | 9% of district |
| Rental Yield10% | 4/10 | 5/10 | −0.10 | 30% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 26% of district |
| Future Transformation6% | 2/10 | 2/10 | ±0.00 | 49% of district |
Medians are across the 44 scored resale projects in District 13 (MacPherson, Potong Pasir). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between E Maison and a median-profile project (6.62). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
E Maison Prices
By unit type at E Maison
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom937 sq ft | 937 sq ft | $1.52M to $1.59M | $1,654 psf | 6 |
Past transactions at E Maison
42 resales, Nov 2021 to Oct 2026 · median $1,554 psf · $800,000 to $2,550,000 · 40 of the 41 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 28 Aug 2026 | 30 Braddell Road | 3 | #03-12122BR · Blk 30 | 2BR | 937 | $1,687 | $1,579,900 | Resale |
| 27 Aug 2026 | 30 Braddell Road | 5 | #05-17171BR · Blk 30 | 1BR | 571 | $1,595 | $910,000 | Resale |
| 24 Jul 2026 | 32 Braddell Road | 4 | #04-26262BR · Blk 32 | 2BR | 937 | $1,666 | $1,560,000 | Resale |
| 14 Jul 2026 | 30 Braddell Road | 3 | #03-15152BR · Blk 30 | 2BR | 937 | $1,666 | $1,560,000 | Resale |
| 11 May 2026 | 32 Braddell Road | 1 | #01-21212BR · Blk 32 | 2BR | 969 | $1,641 | $1,590,000 | Resale |
| 8 Jan 2026 | 32 Braddell Road | 2 | #02-26262BR · Blk 32 | 2BR | 937 | $1,634 | $1,530,000 | Resale |
| 23 Dec 2025 | 30 Braddell Road | 2 | #02-11112BR · Blk 30 | 2BR | 937 | $1,623 | $1,520,000 | Resale |
| 22 Oct 2025 | 30 Braddell Road | 3 | #03-18181BR · Blk 30 | 1BR | 667 | $1,723 | $1,150,000 | Resale |
| 28 May 2025 | 30 Braddell Road | 1 | #01-10101BR · Blk 30 | 1BR | 603 | $1,500 | $904,000 | Resale |
| 8 May 2025 | 32 Braddell Road | 3 | #03-26262BR · Blk 32 | 2BR | 937 | $1,655 | $1,550,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D13 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 3 | $1,426 psf | $1,564 psf |
| Feb–Apr 2022 | 1 | — | $1,632 psf |
| May–Jul 2022 | 2 | $1,470 psf | $1,640 psf |
| Aug–Oct 2022 | — | — | $1,742 psf |
| Nov 2022 – Jan 2023 | 2 | $1,347 psf | $1,681 psf |
| Feb–Apr 2023 | 1 | — | $1,813 psf |
| May–Jul 2023 | 5 | $1,474 psf | $1,864 psf |
| Aug–Oct 2023 | 2 | $1,486 psf | $1,832 psf |
| Nov 2023 – Jan 2024 | 2 | $1,477 psf | $1,839 psf |
| Feb–Apr 2024 | 3 | $1,540 psf | $1,852 psf |
| May–Jul 2024 | 1 | — | $1,893 psf |
| Aug–Oct 2024 | 5 | $1,634 psf | $1,944 psf |
| Nov 2024 – Jan 2025 | 3 | $1,665 psf | $1,952 psf |
| Feb–Apr 2025 | 2 | $1,426 psf | $1,985 psf |
| May–Jul 2025 | 2 | $1,578 psf | $1,935 psf |
| Aug–Oct 2025 | 1 | — | $2,005 psf |
| Nov 2025 – Jan 2026 | 2 | $1,629 psf | $2,023 psf |
| Feb–Apr 2026 | — | — | $2,030 psf |
| May–Jul 2026 | 3 | $1,666 psf | $2,024 psf |
| Aug–Oct 2026 | 2 | $1,641 psf | $2,049 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +2.0% a year, ranked 11 of 14 in D13 and 548 of 715 condos. See the most profitable condos in D13 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
E Maison Rent
- Median rent a month
- $3,250 to $5,130
- Gross yield
- 3.2%
- Rental contracts
- 27
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,250 | $2,900 to $3,300 | — | 12 |
| 2-bedroom | $4,200 | $4,000 to $4,300 | 3.2% | 11 |
| 3-bedroom | $5,130 | — | — | 4 |
Rental contracts at E Maison
27 contracts, Sep 2025 to Aug 2026 · median $3,950 a month · $2,850 to $5,350
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 600 to 700 sq ft | $3,330 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,000 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,300 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $2,900 |
| Jun 2026 | 1BR | 600 to 700 sq ft | $3,250 |
| May 2026 | 1BR | 500 to 600 sq ft | $2,850 |
| Apr 2026 | 3BR | 1,600 to 1,700 sq ft | $5,150 |
| Mar 2026 | 1BR | 600 to 700 sq ft | $3,400 |
| Mar 2026 | 2BR | 900 to 1,000 sq ft | $4,100 |
| Mar 2026 | 2BR | 900 to 1,000 sq ft | $4,300 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
E Maison By stack
- Highest, stack 14
- $1,692 psf
- Lowest, stack 01
- $1,322 psf
- Stacks with 2+ resales
- 14
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,322 psf | 748 sq ft | Levels 1 to 2 | 2 |
| 05 | $1,486 psf | 1,270 sq ft | Levels 3 to 5 | 2 |
| 09 | $1,391 psf | 619 sq ft | Levels 1 to 2 | 2 |
| 10 | $1,472 psf | 571 sq ft | Levels 1 to 4 | 3 |
| 11 | $1,623 psf | 937 sq ft | Levels 2 to 5 | 2 |
| 12 | $1,642 psf | 937 sq ft | Levels 2 to 4 | 3 |
| 14 | $1,692 psf | 904 sq ft | Levels 3 to 4 | 2 |
| 17 | $1,525 psf | 571 sq ft | Levels 2 to 5 | 2 |
Show the other 6 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 18 | $1,424 psf | 667 sq ft | Levels 3 to 4 | 3 |
| 21 | $1,595 psf | 953 sq ft | Levels 1 to 2 | 2 |
| 23 | $1,538 psf | 904 sq ft | Levels 2 to 3 | 2 |
| 24 | $1,559 psf | 904 sq ft | Levels 3 to 5 | 3 |
| 25 | $1,642 psf | 937 sq ft | Levels 1 to 4 | 3 |
| 26 | $1,655 psf | 937 sq ft | Levels 2 to 4 | 3 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
E Maison Floor plans
12 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom3 plans · 570 to 1,001 sq ft
2-Bedroom7 plans · 904 to 1,615 sq ft
3-Bedroom2 plans · 1,206 to 2,217 sq ft
Floor plans: Global Star Development Pte. Ltd., E Maison brochure. Developer's plans, not drawn to scale; areas are estimates and subject to final survey.
E Maison Site plan
Every block in 3D, with the sun on each home →
Unit distribution plan, 3rd storey (Braddell Road along the bottom and left): Global Star Development Pte. Ltd., E Maison brochure. Not drawn to scale.
E Maison Notes
How these numbers are worked out
- Grade C places E Maison 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: $1,641 psf at E Maison against $2,030 psf across District 13, 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 $1,639 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. Unit types with one sale, and sales with no bedroom count on record, are left out.
- 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 (5 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 7 resale caveats at E Maison ranged from $1,595 psf to $1,687 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2002, 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 Woodleigh MRT (NE11), 430 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 4 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 E Maison for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.