RPS · Resale Project Scorecard
Espira Spring — Grade C
RPS score 4.77/10 · D15 · East Coast, Marine Parade · 30 units · scored across 7 weighted factors — methodology published.
FH · WORLD CLASS LAND PTE LTD · TOP 2009
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +1.92% — below-median performance vs same-vintage peers (39th percentile of 2009-era cohort).
2 primary schools within 1km (nearest: ST. STEPHEN'S SCHOOL at 0.77km). Moderate school access.
30 units — very small project; niche product with thin resale market.
0.54km from Kembangan Mrt Stn (EW6) — short walk to MRT, good transport convenience.
Rental yield of 3.49% — 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 2.40km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: ST. Stephen's School, HAIG Girls' School.
The verdict· Scores updated September 2026
Espira Spring scores 4.77 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2064th of 2,357 resale condos scored in Singapore and 390th of 436 in District 15 (East Coast, Marine Parade). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Future Transformation (2/10). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. 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 Spring
12 months to September 2026 (Oct 2025 – Sep 2026): 3 resale transactions, median $1,252 psf, median price $2.60M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 2 | $1,290 psf | $2.61M |
| Apr–Jun 2026 | 1 | $1,036 psf | $1.93M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 3 | $1,252 psf | $2.60M |
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.
Espira Spring: frequently asked questions
Answers generated from the scorecard data — RPS rank 2064th of 2,357, scores updated September 2026.
- Is Espira Spring a good buy in 2026?
- Espira Spring scores 4.77/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 2064th of 2,357 Singapore resale condos and 390th of 436 in District 15 (East Coast, Marine Parade). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. 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 Spring?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 3 resale transactions at Espira Spring, at a median of $1,252 psf and a median price of $2.60M (range $1,036 psf to $1,327 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Espira Spring from the nearest MRT station?
- Espira Spring is about 540m from Kembangan MRT (EW6), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Espira Spring compare with East Palm?
- East Palm is the project scored next to Espira Spring on the District 15 ranking: 4.77 (Grade C) against Espira Spring's 4.77 (Grade C). Espira Spring scores higher on Rental Yield (5 vs 2) and Primary School Effect (3 vs 2); East Palm scores higher on Future Transformation (2 vs 7) and Project's Historical Performance (4 vs 5).
- Which primary schools are within 1km of Espira Spring?
- 2 primary schools are within 1km of Espira Spring: ST. Stephen's School, HAIG Girls' School. 2 primary schools within 1km (nearest: ST. STEPHEN'S SCHOOL at 0.77km). Moderate school access. Espira Spring 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 Espira Spring, and how big is the project?
- Espira Spring is freehold, completed in 2009, has 30 units, developed by WORLD CLASS LAND PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 30 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 Spring 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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