BGrade

Resale Project Scorecard

Emerald Garden

D01 · Boat Quay, Raffles Place, Marina · 999-year leasehold · completed 1999 · 265 units

Grade B, 5.90 out of 10, the 2nd highest score among 14 resale condos in District 1.

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: 7
To Telok Ayer MRT: 140 m

3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)

Emerald Garden Score

B
Grade
Score out of 10: 5.90
Highest score among 14 resale condos in District 1: 2nd

Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: schools, rental yield.

Project's Historical Performance25%4/10

Avg Ann. of +2.99% — below-median performance vs same-vintage peers (34th percentile of 1999-era cohort).

The district median is 2/10.

Primary School Effect20%3/10

1 primary school within 1km (Cantonment Primary School, 0.89km away), and it is undersubscribed. Limited school draw for families prioritising Primary 1 registration.

The district median is 2/10.

Cantonment 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

265 units — good project size supporting active resale market and adequate facilities.

The district median is 8/10.

MRT Proximity13%10/10

140 m from Telok Ayer MRT (DT18) — direct, walk-in MRT access. Strong commuter appeal.

The district median is 10/10.

Rental Yield10%3/10

Rental yield of 2.63% — below-average income return.

The district median is 5/10.

Tenure10%10/10

999-year tenure — effectively freehold from a valuation standpoint.

The district median is 7/10.

Future Transformation6%7/10

Strong future-catalyst exposure — closest driver: Prince Edward Road MRT (CC34, CCL6) at 0.44km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.

The district median is 6/10.

Scores updated October 2026. On the map →

Why Emerald Garden scores 5.90

Emerald Garden scores 5.90 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1295th of 2,350 resale condos scored in Singapore and 2nd of 14 in District 1 (Boat Quay, Raffles Place, Marina). Its strongest factors are MRT Proximity (10/10) and Tenure (10/10); its weakest is Rental Yield (3/10).

Factor	This condoEmerald Garden	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	4/10	2/10	+0.50	62% of district
Primary School Effect20%	3/10	2/10	+0.20	69% of district
Project Size16%	8/10	8/10	±0.00	38% of district
MRT Proximity13%	10/10	10/10	±0.00	8% of district
Rental Yield10%	3/10	5/10	−0.20	8% of district
Tenure10%	10/10	7/10	+0.30	92% of district
Future Transformation6%	7/10	6/10	+0.06	85% of district

Medians are across the 14 scored resale projects in District 1 (Boat Quay, Raffles Place, Marina). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Emerald Garden and a median-profile project (5.04). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.

Emerald Garden Prices

By unit type at Emerald Garden

Unit type	Size	Sold for	Median PSF	Sales
2-bedroom1,066 sq ft	1,066 sq ft	$2.35M to $3.07M	$2,348 psf	3
3-bedroom1,249 sq ft	1,249 sq ft	$2.80M to $3.25M	$2,267 psf	4

Past transactions at Emerald Garden

Unit

25 resales, Nov 2021 to Oct 2026 · median $2,242 psf · $1,780,000 to $3,516,888 · all 25 sold at a profit

								Sale
10 Sep 2026	33 Club Street	3	#03-20202BR	2BR	1,001	$2,348	$2,350,000	Resale
28 Aug 2026	33 Club Street	3	#03-02023BR	3BR	1,529	$2,126	$3,250,000	Resale
28 Aug 2026	33 Club Street	11	#11-18182BR	2BR	1,216	$2,522	$3,068,000	Resale
2 Jun 2026	33 Club Street	1	#01-20202BR	2BR	1,066	$2,262	$2,410,000	Resale
30 Apr 2026	33 Club Street	8	#08-15153BR	3BR	1,238	$2,407	$2,980,000	Resale
15 Apr 2026	33 Club Street	5	#05-14143BR	3BR	1,259	$2,223	$2,800,000	Resale
24 Feb 2026	33 Club Street	4	#04-15153BR	3BR	1,238	$2,310	$2,860,000	Resale
30 Oct 2025	33 Club Street	9	#09-07071BR	1BR	1,055	$1,896	$2,000,000	Resale
5 Jun 2025	33 Club Street	11	#11-02023BR	3BR	1,529	$2,301	$3,516,888	Resale
11 Oct 2024	33 Club Street	9	#09-24242BR	2BR	947	$2,354	$2,230,000	Resale

Median PSF by quarter

Emerald GardenD1, all resale condos

Show as a table

Period	Sales	Median PSF	D1
Nov 2021 – Jan 2022	2	$2,004 psf	$2,169 psf
Feb–Apr 2022	1	—	$2,181 psf
May–Jul 2022	2	$2,075 psf	$1,974 psf
Aug–Oct 2022	2	$2,010 psf	$1,969 psf
Nov 2022 – Jan 2023	—	—	$2,019 psf
Feb–Apr 2023	1	—	$1,965 psf
May–Jul 2023	—	—	$1,962 psf
Aug–Oct 2023	1	—	$1,951 psf
Nov 2023 – Jan 2024	1	—	$1,968 psf
Feb–Apr 2024	2	$2,178 psf	$2,098 psf
May–Jul 2024	3	$2,263 psf	$2,009 psf
Aug–Oct 2024	1	—	$2,055 psf
Nov 2024 – Jan 2025	—	—	$2,036 psf
Feb–Apr 2025	—	—	$1,994 psf
May–Jul 2025	1	—	$1,977 psf
Aug–Oct 2025	1	—	$2,037 psf
Nov 2025 – Jan 2026	—	—	$1,959 psf
Feb–Apr 2026	3	$2,310 psf	$1,953 psf
May–Jul 2026	1	—	$1,957 psf
Aug–Oct 2026	3	$2,348 psf	$1,989 psf

A quarter is plotted from two sales up; the district line from ten.

Resales by quarter

Sellers here made a median +2.8% a year, ranked 2 of 9 in D01 and 446 of 715 condos. See the most profitable condos in D01 →

URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →

Emerald Garden Rent

Median rent a month: $4,750 to $6,200
Gross yield: 2.5% to 2.6%
Rental contracts: 117

Unit type	Median rent	Most rents	Gross yield	LetsContracts
1-bedroom	$4,750	$4,400 to $4,930	—	24
2-bedroom	$5,230	$5,000 to $5,600	2.6%	64
3-bedroom	$6,200	$5,800 to $6,500	2.5%	29

Rental contracts at Emerald Garden

118 contracts, Sep 2025 to Aug 2026 · median $5,300 a month · $4,100 to $8,400

Month	Type	Size	Rent a month
Aug 2026	1BR	800 to 900 sq ft	$4,600
Aug 2026	2BR	900 to 1,000 sq ft	$4,600
Aug 2026	2BR	1,000 to 1,100 sq ft	$4,900
Aug 2026	2BR	900 to 1,000 sq ft	$4,900
Aug 2026	2BR	1,000 to 1,100 sq ft	$5,100
Aug 2026	2BR	1,000 to 1,100 sq ft	$5,300
Aug 2026	2BR	1,000 to 1,100 sq ft	$5,800
Aug 2026	2BR	1,000 to 1,100 sq ft	$5,900
Aug 2026	2BR	1,200 to 1,300 sq ft	$6,000
Aug 2026	2BR	1,000 to 1,100 sq ft	$6,000

URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.

Emerald Garden By stack

Highest, stack 18: $2,474 psf
Lowest, stack 17: $2,178 psf
Stacks with 2+ resales: 7

Stack	Median PSF	Size	Sold on	Sales
02	$2,214 psf	1,529 sq ft	Levels 3 to 11	2
14	$2,243 psf	1,259 sq ft	Levels 5 to 10	2
15	$2,359 psf	1,238 sq ft	Levels 4 to 8	2
17	$2,178 psf	829 sq ft	Levels 4 to 8	2
18	$2,474 psf	1,216 sq ft	Levels 9 to 11	2
20	$2,305 psf	1,033 sq ft	Levels 1 to 3	2
25	$2,211 psf	980 sq ft	Levels 8 to 11	2

URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →

Emerald Garden Notes

How these numbers are worked out

Grade B places Emerald Garden 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: $2,310 psf at Emerald Garden against $1,953 psf across District 1, 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). 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 (9 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 Emerald Garden ranged from $2,126 psf to $2,522 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 1999, 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 Telok Ayer MRT (DT18), 140 m in a straight line. The walking route is usually longer, and bus links are not scored.
Primary School Effect counts the one primary school 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 Emerald Garden for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

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Emerald Garden Key facts

District: D1, Boat Quay, Raffles Place, Marina
Tenure: 999-year leasehold
Completed: 1999
Total units: 265

Emerald Garden Nearby

MRT and LRT (5)

Telok Ayer (DT18)140 m
Maxwell (TE18)190 m
Chinatown (NE4 / DT19)240 m
Tanjong Pagar (EW15)420 m
Clarke Quay (NE5)510 m

Primary schools within 1 km (1)

Cantonment Primary SchoolWithin 1 km (OneMap, all 2 blocks) · 1 Cantonment Close890 m

Bus stops (5)

Opp Sri Mariamman TpSth Bridge RdBuses 61, 166, 197120 m
Opp Chinatown StnUpp Cross StBuses 51, 63, 124, 174, 174e, 186, 851, 851e, 961, 961M, 970220 m
Maxwell Stn Exit 2Sth Bridge RdBuses 80, 145220 m
Opp Hong Lim CplxSth Bridge RdBuses 61, 80, 145, 166, 197240 m
Telok Ayer Stn Exit ACross StBuses 186, 970270 m

Secondary schools (3)

School of the Arts, Singapore1 Zubir Said Drive 05 011.9 km
Gan Eng Seng School1 Henderson Road2.6 km
CHIJ St. Theresa's Convent160 Lower Delta Road2.8 km

Childcare (5)

Citikids Academy105 Amoy Street110 m
Kinderland Preschool7 Maxwell Road, #06-02, Annexe B Mnd Complex250 m
Genius Hive Pre-School105 Cecil Street, #02-02, the Octagon320 m
Mindchamps Chinese Preschool @ Cecil St105 Cecil Street, #04-01/04, the Octagon320 m
Agape Little Uni. @ Cecil101 Cecil Street, #01-01, Tong Eng Building330 m

Straight-line distances from the nearest block of Emerald Garden, stations to their nearest exit; the walk is longer. Only primary schools within 1 km are listed: OneMap School Query's answer for each block of Emerald Garden, the measure MOE uses for Primary 1; the figure beside a school is our straight line from the nearest block to the school's land boundary. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

Emerald Garden Similar condos

All 14 in District 1 →

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Emerald Garden Questions

What does Emerald Garden's RPS grade say — and not say — in 2026?

Emerald Garden scores 5.90/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1295th of 2,350 Singapore resale condos and 2nd of 14 in District 1 (Boat Quay, Raffles Place, Marina). Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: schools, rental yield. 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. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does Emerald Garden score Grade B, and what would move it?

A District 1 (Boat Quay, Raffles Place, Marina) project sitting at the district median on all seven factors would score 5.04; Emerald Garden scores 5.90, 0.86 points above it. It gains most from Project's Historical Performance (4/10 against a median of 2, +0.50), Tenure (10/10 against a median of 7, +0.30) and Primary School Effect (3/10 against a median of 2, +0.20). It gives up most on Rental Yield (3/10 against a median of 5, −0.20). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at Emerald Garden?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 7 resale transactions at Emerald Garden, at a median of $2,310 psf and a median price of $2.86M (range $2,126 psf to $2,522 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at Emerald Garden cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 2-bedroom units of about 1,066 sq ft sold for $2.35M to $3.07M (3 sales) and 3-bedroom units of about 1,249 sq ft sold for $2.80M to $3.25M (4 sales) at Emerald Garden. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How much is the rent at Emerald Garden, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 1-bedroom units let at a median of $4,750 a month (24 contracts), 2-bedroom units let at a median of $5,230 a month (64 contracts, about 2.6% gross yield) and 3-bedroom units let at a median of $6,200 a month (29 contracts, about 2.5% gross yield) at Emerald Garden, from URA rental contracts. Gross yield is a year of the median rent over the median resale price of the same unit type in the 12 months to October 2026, before maintenance fees, property tax, agent fees, vacancy and mortgage interest.

How far is Emerald Garden from the nearest MRT station?

Emerald Garden is about 140 m from Telok Ayer MRT (DT18), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.

How does Emerald Garden compare with People's Park Complex?

People's Park Complex is the project scored next to Emerald Garden on the District 1 ranking: 6.14 (Grade B) against Emerald Garden's 5.90 (Grade B). Emerald Garden scores higher on Tenure (10 vs 2) and Future Transformation (7 vs 6); People's Park Complex scores higher on Rental Yield (9 vs 3) and Project's Historical Performance (6 vs 4).

Which primary schools are within 1km of Emerald Garden?

One primary school is within 1km of Emerald Garden on OneMap's School Query, measured from the development's nearest block: Cantonment Primary School. The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. Emerald Garden scores 3/10 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 Emerald Garden, and how big is the project?

Emerald Garden is 999-year leasehold, was completed in 1999 and has 265 units. 999-year tenure — effectively freehold from a valuation standpoint. 265 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.