Resale Project Scorecard
Espada
D09 · Orchard, River Valley · freehold · completed 2013 · 232 units
Grade B, 6.16 out of 10, the 45th highest score among 205 resale condos in District 9.
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
- 6
- To Somerset MRT
- 350 m
Artist's impression: Espada brochure
Espada Score
- B
- Grade
- Score out of 10
- 6.16
- Highest score among 205 resale condos in District 9
- 45th
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, capital appreciation.
Project's Historical Performance25%2/10
Avg Ann. of -0.17% — bottom 10% within its 2013-era cohort. Weak capital appreciation, even when judged against vintage peers.
The district median is 4/10.
Primary School Effect20%7/10
1 primary school within 1km (River Valley Primary School, 0.25km away) — a well-subscribed school. Narrow optionality, but the single option is a solid one.
The district median is 7/10.
- 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
232 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%9/10
350 m from Somerset MRT (NS23) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%6/10
Rental yield of 3.52% — above-average income return.
The district median is 3/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%3/10
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 district median is 4/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Espada scores 6.16
Espada scores 6.16 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1030th of 2,350 resale condos scored in Singapore and 45th of 205 in District 9 (Orchard, River Valley). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Project's Historical Performance (2/10).
| Factor | This condoEspada | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 2/10 | 4/10 | −0.50 | 7% of district |
| Primary School Effect20% | 7/10 | 7/10 | ±0.00 | 8% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 83% of district |
| MRT Proximity13% | 9/10 | 9/10 | ±0.00 | 31% of district |
| Rental Yield10% | 6/10 | 3/10 | +0.30 | 87% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 10% of district |
| Future Transformation6% | 3/10 | 4/10 | −0.06 | 0% of district |
Medians are across the 205 scored resale projects in District 9 (Orchard, River Valley). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Espada and a median-profile project (5.59). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Espada Prices
By unit type at Espada
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom646 sq ft | 646 sq ft | $938,000 to $1.66M | $2,410 psf | 5 |
Past transactions at Espada
42 resales, Nov 2021 to Oct 2026 · median $2,404 psf · $860,000 to $1,680,000 · 19 of the 41 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 2 Oct 2026 | 48 Saint Thomas Walk | 5 | #05-08081BR | 1BR | 646 | $2,168 | $1,400,000 | Resale |
| 20 Jul 2026 | 48 Saint Thomas Walk | 30 | #30-01011BR | 1BR | 689 | $2,410 | $1,660,000 | Resale |
| 29 May 2026 | 48 Saint Thomas Walk | 23 | #23-06061BR | 1BR | 377 | $2,490 | $938,000 | Resale |
| 20 Mar 2026 | 48 Saint Thomas Walk | 29 | #29-03031BR | 1BR | 355 | $2,689 | $955,000 | Resale |
| 2 Feb 2026 | 48 Saint Thomas Walk | 25 | #25-01011BR | 1BR | 689 | $2,250 | $1,550,000 | Resale |
| 2 Feb 2026 | 48 Saint Thomas Walk | 12 | #12-08081BR | 1BR | 646 | $2,214 | $1,430,000 | Resale |
| 2 Oct 2025 | 48 Saint Thomas Walk | 19 | #19-01011BR | 1BR | 689 | $2,366 | $1,630,000 | Resale |
| 29 Sep 2025 | 48 Saint Thomas Walk | 8 | #08-06061BR | 1BR | 344 | $2,555 | $880,000 | Resale |
| 11 Sep 2025 | 48 Saint Thomas Walk | 21 | #21-01011BR | 1BR | 689 | $2,250 | $1,550,000 | Resale |
| 5 Sep 2025 | 48 Saint Thomas Walk | 26 | #26-03031BR | 1BR | 355 | $2,534 | $900,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D9 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 2 | $2,310 psf | $2,153 psf |
| Feb–Apr 2022 | 2 | $2,295 psf | $2,140 psf |
| May–Jul 2022 | 3 | $2,596 psf | $2,074 psf |
| Aug–Oct 2022 | 9 | $2,490 psf | $2,184 psf |
| Nov 2022 – Jan 2023 | 1 | — | $2,193 psf |
| Feb–Apr 2023 | 1 | — | $2,192 psf |
| May–Jul 2023 | — | — | $2,138 psf |
| Aug–Oct 2023 | 1 | — | $2,198 psf |
| Nov 2023 – Jan 2024 | 2 | $2,352 psf | $2,280 psf |
| Feb–Apr 2024 | 2 | $2,611 psf | $2,165 psf |
| May–Jul 2024 | — | — | $2,228 psf |
| Aug–Oct 2024 | 1 | — | $2,238 psf |
| Nov 2024 – Jan 2025 | 2 | $2,432 psf | $2,301 psf |
| Feb–Apr 2025 | 2 | $2,333 psf | $2,305 psf |
| May–Jul 2025 | 4 | $2,233 psf | $2,306 psf |
| Aug–Oct 2025 | 4 | $2,450 psf | $2,265 psf |
| Nov 2025 – Jan 2026 | — | — | $2,331 psf |
| Feb–Apr 2026 | 3 | $2,250 psf | $2,420 psf |
| May–Jul 2026 | 2 | $2,450 psf | $2,395 psf |
| Aug–Oct 2026 | 1 | — | $2,245 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median −0.1% a year, ranked 42 of 48 in D09 and 695 of 715 condos. See the most profitable condos in D09 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Espada Rent
- Median rent a month
- $3,300 to $4,300
- Gross yield
- 2.8%
- Rental contracts
- 130
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,300 | $3,200 to $3,830 | 2.8% | 115 |
| 2-bedroom | $4,300 | $4,000 to $4,400 | — | 15 |
Rental contracts at Espada
130 contracts, Sep 2025 to Aug 2026 · median $3,400 a month · $2,800 to $4,800
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 300 to 400 sq ft | $3,200 |
| Aug 2026 | 1BR | 300 to 400 sq ft | $3,200 |
| Aug 2026 | 1BR | 300 to 400 sq ft | $3,200 |
| Aug 2026 | 1BR | 300 to 400 sq ft | $3,400 |
| Aug 2026 | 1BR | 300 to 400 sq ft | $3,500 |
| Aug 2026 | 1BR | 300 to 400 sq ft | $3,500 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,800 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,850 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,000 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,800 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Espada By stack
- Highest, stack 03
- $2,628 psf
- Lowest, stack 04
- $2,215 psf
- Stacks with 2+ resales
- 8
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $2,298 psf | 689 sq ft | Levels 9 to 30 | 6 |
| 02 | $2,508 psf | 377 sq ft | Levels 3 to 27 | 5 |
| 03 | $2,628 psf | 355 sq ft | Levels 8 to 29 | 4 |
| 04 | $2,215 psf | 560 sq ft | Levels 9 to 31 | 7 |
| 05 | $2,378 psf | 694 sq ft | Levels 15 to 28 | 2 |
| 06 | $2,523 psf | 361 sq ft | Levels 8 to 32 | 6 |
| 07 | $2,534 psf | 355 sq ft | Levels 2 to 19 | 4 |
| 08 | $2,230 psf | 646 sq ft | Levels 5 to 30 | 6 |
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 →
Espada Floor plans
22 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom19 plans · 344 to 1,270 sq ft
2-Bedroom3 plans · 667 to 1,313 sq ft
Floor plans: Espada brochure (each type with its unit numbers, area and key plan; penthouses show lower and upper storey). Developer's plans, not drawn to scale. Areas as printed in the brochure.
Espada Site plan
Every block in 3D, with the sun on each home →
Site plan: Espada brochure (St Thomas Walk, the tower and the facilities; stack positions from each type page's key plan). Developer's illustration, artist's impression, not drawn to scale.
Espada Notes
How these numbers are worked out
- Grade B places Espada 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: $2,330 psf at Espada against $2,356 psf across District 9, 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 $2,348 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 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 6 resale caveats at Espada ranged from $2,168 psf to $2,689 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2013, 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 Somerset MRT (NS23), 350 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 Espada for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.