RPS · Resale Project Scorecard
Espa — Grade C
RPS score 4.83/10 · D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 78 units · scored across 7 weighted factors — methodology published.
999YR · SB (CASHEW) DEVELOPMENT PTE LTD · TOP 2009
Below-average project with notable weaknesses. Standout strengths: tenure, capital appreciation. Key weaknesses: project size, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 1/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 3/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +4.04% — top-quartile performance within its 2009-era cohort (82th percentile).
School proximity could not be measured — address geocoding incomplete for this development.
78 units — very small project; niche product with thin resale market.
0.36km from Pending Lrt Stn (BP8) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 2.75% — below-average income return.
999-year tenure — effectively freehold from a valuation standpoint.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.75km, far enough that the impact on this project is modest.
The verdict· Scores updated September 2026
Espa scores 4.83 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2032nd of 2,357 resale condos scored in Singapore and 68th of 71 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are Tenure (10/10) and Project's Historical Performance (9/10); its weakest is Primary School Effect (1/10). Below-average project with notable weaknesses. Standout strengths: tenure, capital appreciation. Key weaknesses: project size, schools.
See all 71 scored condos in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang) →
RPS · Resale Project Scorecard
Recent resale transactions at Espa
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,777 psf, median price $1.76M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 2 | $1,777 psf | $1.76M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,777 psf | $1.76M |
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.
Espa: frequently asked questions
Answers generated from the scorecard data — RPS rank 2032nd of 2,357, scores updated September 2026.
- Is Espa a good buy in 2026?
- Espa scores 4.83/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 2032nd of 2,357 Singapore resale condos and 68th of 71 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Below-average project with notable weaknesses. Standout strengths: tenure, capital appreciation. Key weaknesses: project size, schools. 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 Espa?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Espa, at a median of $1,777 psf and a median price of $1.76M (range $1,674 psf to $1,880 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Espa from the nearest MRT station?
- The nearest rail stop to Espa is Pending LRT (BP8), about 360m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and Espa scores 3/10 on it.
- How does Espa compare with Nicon Gardens?
- Nicon Gardens is the project scored next to Espa on the District 23 ranking: 4.84 (Grade C) against Espa's 4.83 (Grade C). Espa scores higher on Tenure (10 vs 4) and Project's Historical Performance (9 vs 8); Nicon Gardens scores higher on Rental Yield (3 vs 10) and Future Transformation (3 vs 6).
- What is the tenure of Espa, and how big is the project?
- Espa is 999-year leasehold, completed in 2009, has 78 units, developed by SB (CASHEW) DEVELOPMENT PTE LTD. 999-year tenure — effectively freehold from a valuation standpoint. 78 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Ranked in: The 3 Condos We Won't Recommend in Bukit Panjang & Choa Chu Kang
Scored either side of Espa in Bukit Batok, Bukit Panjang, Choa Chu Kang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- Nicon GardensC4.84
- Chantilly RiseD4.54
- Hillview ResidenceC4.84
- Hilltop GroveD4.53
- Phoenix ResidencesC4.86
- The AmstonD4.50
See all 71 scored projects in Bukit Batok, Bukit Panjang, Choa Chu Kang →
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