Resale Project Scorecard
Emerald Park
D03 · Alexandra, Queenstown · 99-year leasehold · completed 1993 · 280 units
Grade B, 6.36 out of 10, the 25th highest score among 39 resale condos in District 3.
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
- 64 yrs
- Resales, 12 months to Oct 2026
- 3
- To Havelock MRT
- 350 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Emerald Park Score
- B
- Grade
- Score out of 10
- 6.36
- Highest score among 39 resale condos in District 3
- 25th
Solid, middle-of-the-pack project. Standout strengths: MRT access, schools. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%5/10
Avg Ann. of +3.43% — near-median performance within its 1993-era cohort (47th percentile).
The district median is 6/10.
Primary School Effect20%8/10
3 primary schools within 1km (nearest: Alexandra Primary School at 0.56km). Strong school proximity — a genuine advantage for young families.
The district median is 7/10.
- Alexandra Primary School
- Zhangde Primary School
- River Valley 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
280 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%9/10
350 m from Havelock MRT (TE16) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%4/10
Rental yield of 3.16% — below-average income return.
The district median is 5/10.
Tenure10%5/10
99YR tenure — about 64 years remaining; some long-term decay exposure but not imminent.
The district median is 8/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Greater Southern Waterfront – Keppel/Tanjong Pagar precinct at 2.96km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why Emerald Park scores 6.36
Emerald Park scores 6.36 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 867th of 2,350 resale condos scored in Singapore and 25th of 39 in District 3 (Alexandra, Queenstown). Its strongest factors are MRT Proximity (9/10) and Primary School Effect (8/10); its weakest is Future Transformation (3/10).
| Factor | This condoEmerald Park | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 6/10 | −0.25 | 18% of district |
| Primary School Effect20% | 8/10 | 7/10 | +0.20 | 68% of district |
| Project Size16% | 8/10 | 8/10 | ±0.00 | 34% of district |
| MRT Proximity13% | 9/10 | 9/10 | ±0.00 | 32% of district |
| Rental Yield10% | 4/10 | 5/10 | −0.10 | 21% of district |
| Tenure10% | 5/10 | 8/10 | −0.30 | 3% of district |
| Future Transformation6% | 3/10 | 3/10 | ±0.00 | 3% of district |
Medians are across the 39 scored resale projects in District 3 (Alexandra, Queenstown). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Emerald Park and a median-profile project (6.83). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Emerald Park Prices
By unit type at Emerald Park
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom926 sq ft | 926 sq ft | $1.42M to $1.52M | $1,571 psf | 3 |
Past transactions at Emerald Park
32 resales, Nov 2021 to Oct 2026 · median $1,578 psf · $1,200,000 to $2,000,000 · 26 of the 26 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 8 May 2026 | Blk 2 | 6 | #06-02022BR · Blk 2 | 2BR | 926 | $1,642 | $1,520,000 | Resale |
| 31 Mar 2026 | Blk 2 | 2 | #02-09092BR · Blk 2 | 2BR | 926 | $1,534 | $1,420,000 | Resale |
| 10 Dec 2025 | Blk 6 | 9 | #09-04042BR · Blk 6 | 2BR | 947 | $1,571 | $1,488,000 | Resale |
| 17 Sep 2025 | Blk 2 | 14 | #14-01013BR · Blk 2 | 3BR | 1,561 | $1,281 | $2,000,000 | Resale |
| 22 Aug 2025 | Blk 6 | 1 | #01-01012BR · Blk 6 | 2BR | 926 | $1,572 | $1,455,000 | Resale |
| 7 Jul 2025 | Blk 2 | 7 | #07-07072BR · Blk 2 | 2BR | 947 | $1,700 | $1,610,000 | Resale |
| 6 Jun 2025 | Blk 2 | 5 | #05-09092BR · Blk 2 | 2BR | 926 | $1,565 | $1,448,888 | Resale |
| 22 May 2025 | Blk 6 | 14 | #14-04042BR · Blk 6 | 2BR | 1,410 | $1,220 | $1,720,000 | Resale |
| 2 May 2025 | Blk 6 | 8 | #08-09092BR · Blk 6 | 2BR | 926 | $1,653 | $1,530,000 | Resale |
| 21 Apr 2025 | Blk 6 | 9 | #09-07072BR · Blk 6 | 2BR | 947 | $1,657 | $1,570,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D3 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | — | — | $1,818 psf |
| Feb–Apr 2022 | 2 | $1,292 psf | $1,937 psf |
| May–Jul 2022 | — | — | $1,928 psf |
| Aug–Oct 2022 | — | — | $2,009 psf |
| Nov 2022 – Jan 2023 | — | — | $2,010 psf |
| Feb–Apr 2023 | — | — | $2,013 psf |
| May–Jul 2023 | 2 | $1,570 psf | $2,033 psf |
| Aug–Oct 2023 | 3 | $1,555 psf | $2,179 psf |
| Nov 2023 – Jan 2024 | 2 | $1,474 psf | $2,132 psf |
| Feb–Apr 2024 | 2 | $1,415 psf | $2,180 psf |
| May–Jul 2024 | 2 | $1,586 psf | $2,206 psf |
| Aug–Oct 2024 | 5 | $1,584 psf | $2,190 psf |
| Nov 2024 – Jan 2025 | 4 | $1,628 psf | $2,171 psf |
| Feb–Apr 2025 | 1 | — | $2,227 psf |
| May–Jul 2025 | 4 | $1,609 psf | $2,182 psf |
| Aug–Oct 2025 | 2 | $1,427 psf | $2,252 psf |
| Nov 2025 – Jan 2026 | 1 | — | $2,227 psf |
| Feb–Apr 2026 | 1 | — | $2,253 psf |
| May–Jul 2026 | 1 | — | $2,295 psf |
| Aug–Oct 2026 | — | — | $2,250 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +4.7% a year, ranked 3 of 26 in D03 and 122 of 715 condos. See the most profitable condos in D03 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Emerald Park Rent
- Median rent a month
- $4,300 to $5,200
- Gross yield
- 3.5%
- Rental contracts
- 59
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $4,300 | $4,100 to $4,400 | 3.5% | 33 |
| 3-bedroom | $5,200 | $4,810 to $5,340 | — | 26 |
Rental contracts at Emerald Park
59 contracts, Sep 2025 to Aug 2026 · median $4,500 a month · $3,500 to $6,300
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,200 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,350 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $4,400 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,700 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $5,200 |
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $5,200 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $5,500 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $5,600 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $4,000 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $4,100 |
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 Park By stack
- Highest, stack 07
- $1,637 psf
- Lowest, stack 05
- $1,329 psf
- Stacks with 2+ resales
- 9
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,572 psf | 1,206 sq ft | Levels 1 to 14 | 3 |
| 02 | $1,618 psf | 926 sq ft | Levels 6 to 11 | 4 |
| 03 | $1,555 psf | 1,087 sq ft | Levels 6 to 14 | 4 |
| 04 | $1,578 psf | 947 sq ft | Levels 7 to 14 | 4 |
| 05 | $1,329 psf | 1,302 sq ft | Levels 5 to 14 | 2 |
| 06 | $1,584 psf | 1,087 sq ft | Levels 3 to 12 | 2 |
| 07 | $1,637 psf | 947 sq ft | Levels 3 to 9 | 4 |
| 08 | $1,591 psf | 1,163 sq ft | Levels 9 to 11 | 3 |
Show the other 1 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,550 psf | 926 sq ft | Levels 1 to 11 | 6 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Emerald Park Notes
How these numbers are worked out
- Grade B places Emerald Park 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: $1,571 psf at Emerald Park against $2,254 psf across District 3, 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 $1,619 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 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 3 resale caveats at Emerald Park ranged from $1,534 psf to $1,642 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 3 resale caveats in the 12 months to October 2026. The Historical Performance factor (5/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 1993, 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 Havelock MRT (TE16), 350 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 Emerald Park for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.