RPS · Resale Project Scorecard
Espira Residence — Grade B
RPS score 6.25/10 · D15 · East Coast, Marine Parade · 16 units · scored across 7 weighted factors — methodology published.
FH · WORLD CLASS LAND PTE LTD · TOP 2009
Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +2.45% — near-median performance within its 2009-era cohort (48th percentile).
4 primary schools within 1km (nearest: CHIJ (KATONG) PRIMARY at 0.73km). Exceptional school catchment — strong appeal for families with young children.
16 units — very small project; niche product with thin resale market.
0.76km from Marine Terrace Mrt Stn (TE27) — short walk to MRT, good transport convenience.
Rental yield of 3.27% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 2.95km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: CHIJ (Katong) Primary, TAO NAN School, ST. Stephen's School, NGEE ANN Primary School.
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The verdict· Scores updated September 2026
Espira Residence scores 6.25 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 864th of 2,357 resale condos scored in Singapore and 165th of 436 in District 15 (East Coast, Marine Parade). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Future Transformation (2/10). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.
See all 436 scored condos in District 15 (East Coast, Marine Parade) →
RPS · Resale Project Scorecard
Recent resale transactions at Espira Residence
URA REALIS records no resale transactions at Espira Residence in the 12 months to September 2026. The Historical Performance factor (5/10) is scored on 10-year price performance against same-vintage peers instead.
Espira Residence: frequently asked questions
Answers generated from the scorecard data — RPS rank 864th of 2,357, scores updated September 2026.
- Is Espira Residence a good buy in 2026?
- Espira Residence scores 6.25/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 864th of 2,357 Singapore resale condos and 165th of 436 in District 15 (East Coast, Marine Parade). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, 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 Espira Residence?
- URA REALIS records no resale transactions at Espira Residence in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (5/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is Espira Residence from the nearest MRT station?
- Espira Residence is about 760m from Marine Terrace MRT (TE27), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Espira Residence compare with 11 Amber Road?
- 11 Amber Road is the project scored next to Espira Residence on the District 15 ranking: 6.25 (Grade B) against Espira Residence's 6.25 (Grade B). Espira Residence scores higher on Primary School Effect (10 vs 7) and Rental Yield (5 vs 2); 11 Amber Road scores higher on Project's Historical Performance (5 vs 8) and MRT Proximity (7 vs 9).
- Which primary schools are within 1km of Espira Residence?
- 4 primary schools are within 1km of Espira Residence: CHIJ (Katong) Primary, TAO NAN School, ST. Stephen's School, NGEE ANN Primary School. 4 primary schools within 1km (nearest: CHIJ (KATONG) PRIMARY at 0.73km). Exceptional school catchment — strong appeal for families with young children. Espira Residence 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 Espira Residence, and how big is the project?
- Espira Residence is freehold, completed in 2009, has 16 units, developed by WORLD CLASS LAND PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 16 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Espira Residence in East Coast, Marine Parade
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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