RPS · Resale Project Scorecard
Eight Courtyards — Grade S
RPS score 8.30/10 · D27 · Sembawang, Yishun · 654 units · scored across 7 weighted factors — methodology published.
99YR · Sim Lian Group · TOP 2014
Top-tier project across nearly every dimension. Standout strengths: schools, project size. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +2.80% — top-quartile performance within its 2014-era cohort (87th percentile).
4 primary schools within 1km (nearest: AHMAD IBRAHIM PRIMARY SCHOOL at 0.58km). Exceptional school catchment — strong appeal for families with young children.
654 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.49km from Canberra Mrt Stn (NS12) — short walk to MRT, good transport convenience.
Rental yield of 3.40% — above-average income return.
99YR tenure — about 83 years remaining — no near-term decay concern.
Marginal future-catalyst exposure — nearest driver: Sembawang Shipyard waterfront redevelopment at 2.39km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: Ahmad Ibrahim Primary School, Yishun Primary School, Chongfu School, Xishan Primary School.
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The verdict· Scores updated September 2026
Eight Courtyards scores 8.30 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 52nd of 2,357 resale condos scored in Singapore and 7th of 37 in District 27 (Sembawang, Yishun). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is Future Transformation (2/10). Top-tier project across nearly every dimension. Standout strengths: schools, project size. Key weaknesses: future transformation.
See all 37 scored condos in District 27 (Sembawang, Yishun) →
RPS · Resale Project Scorecard
Recent resale transactions at Eight Courtyards
12 months to September 2026 (Oct 2025 – Sep 2026): 14 resale transactions, median $1,396 psf, median price $1.52M. Median PSF is up 6.0% on the previous 12 months (Oct 2024 – Sep 2025, $1,317 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,405 psf | $1.21M |
| Jan–Mar 2026 | 4 | $1,407 psf | $1.57M |
| Apr–Jun 2026 | 8 | $1,393 psf | $1.50M |
| Jul–Sep 2026 | 1 | $1,322 psf | $1.52M |
| 12-month total | 14 | $1,396 psf | $1.52M |
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.
Eight Courtyards: frequently asked questions
Answers generated from the scorecard data — RPS rank 52nd of 2,357, scores updated September 2026.
- Is Eight Courtyards a good buy in 2026?
- Eight Courtyards scores 8.30/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 52nd of 2,357 Singapore resale condos and 7th of 37 in District 27 (Sembawang, Yishun). Top-tier project across nearly every dimension. Standout strengths: schools, project size. Key weaknesses: 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 Eight Courtyards?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 14 resale transactions at Eight Courtyards, at a median of $1,396 psf and a median price of $1.52M (range $1,122 psf to $1,437 psf). The median PSF is up 6.0% on the previous 12 months (Oct 2024 – Sep 2025, $1,317 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Eight Courtyards from the nearest MRT station?
- Eight Courtyards is about 490m from Canberra MRT (NS12), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Eight Courtyards compare with The Criterion?
- The Criterion is the project scored next to Eight Courtyards on the District 27 ranking: 8.42 (Grade S) against Eight Courtyards's 8.30 (Grade S). Eight Courtyards scores higher on MRT Proximity (8 vs 4) and Future Transformation (2 vs 0); The Criterion scores higher on Rental Yield (5 vs 10) and Project's Historical Performance (9 vs 10).
- Which primary schools are within 1km of Eight Courtyards?
- 4 primary schools are within 1km of Eight Courtyards: Ahmad Ibrahim Primary School, Yishun Primary School, Chongfu School, Xishan Primary School. 4 primary schools within 1km (nearest: AHMAD IBRAHIM PRIMARY SCHOOL at 0.58km). Exceptional school catchment — strong appeal for families with young children. Eight Courtyards scores 10/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Eight Courtyards, and how big is the project?
- Eight Courtyards is 99-year leasehold, completed in 2014, has 654 units, developed by Sim Lian Group. 99YR tenure — about 83 years remaining — no near-term decay concern. 654 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%.
Ranked in: These Are Our Top 5 Condos in Yishun & Sembawang
Scored either side of Eight Courtyards in Sembawang, Yishun
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