RPS · Resale Project Scorecard
Estella Gardens — Grade C
RPS score 5.03/10 · D17 · Changi, Loyang, Pasir Ris · 350 units · scored across 7 weighted factors — methodology published.
FH · Bonsel Development Pte Ltd · TOP 1999
Below-average project with notable weaknesses. Standout strengths: tenure, project size. Key weaknesses: future transformation, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 5/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +2.18% — bottom 11% within its 1999-era cohort. Weak capital appreciation, even when judged against vintage peers.
2 primary schools within 1km (nearest: WHITE SANDS PRIMARY SCHOOL at 0.85km). Moderate school access.
350 units — good project size supporting active resale market and adequate facilities.
1.40km from Tampines East Mrt Stn (DT33) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.25% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Loyang MRT (CR2, CRL1) at 1.34km, far enough that the impact on this project is modest.
Primary schools within 1km: White Sands Primary School, EAST Spring Primary School.
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The verdict· Scores updated September 2026
Estella Gardens scores 5.03 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1905th of 2,357 resale condos scored in Singapore and 23rd of 33 in District 17 (Changi, Loyang, Pasir Ris). Its strongest factors are Tenure (10/10) and Project Size (8/10); its weakest is Project's Historical Performance (2/10). Below-average project with notable weaknesses. Standout strengths: tenure, project size. Key weaknesses: future transformation, capital appreciation.
See all 33 scored condos in District 17 (Changi, Loyang, Pasir Ris) →
RPS · Resale Project Scorecard
Recent resale transactions at Estella Gardens
12 months to September 2026 (Oct 2025 – Sep 2026): 10 resale transactions, median $1,190 psf, median price $1.40M. Median PSF is flat on the previous 12 months.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,188 psf | $780,000 |
| Jan–Mar 2026 | 3 | $1,191 psf | $1.35M |
| Apr–Jun 2026 | 4 | $1,203 psf | $1.46M |
| Jul–Sep 2026 | 2 | $1,196 psf | $1.34M |
| 12-month total | 10 | $1,190 psf | $1.40M |
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.
Estella Gardens: frequently asked questions
Answers generated from the scorecard data — RPS rank 1905th of 2,357, scores updated September 2026.
- Is Estella Gardens a good buy in 2026?
- Estella Gardens scores 5.03/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1905th of 2,357 Singapore resale condos and 23rd of 33 in District 17 (Changi, Loyang, Pasir Ris). Below-average project with notable weaknesses. Standout strengths: tenure, project size. Key weaknesses: future transformation, capital appreciation. 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 Estella Gardens?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 10 resale transactions at Estella Gardens, at a median of $1,190 psf and a median price of $1.40M (range $1,137 psf to $1,271 psf). The median PSF is flat on the previous 12 months (Oct 2024 – Sep 2025). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Estella Gardens from the nearest MRT station?
- Estella Gardens is about 1.4km from Tampines East MRT (DT33), scoring 4/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Estella Gardens compare with Bluwaters?
- Bluwaters is the project scored next to Estella Gardens on the District 17 ranking: 5.03 (Grade C) against Estella Gardens's 5.03 (Grade C). Estella Gardens scores higher on Project Size (8 vs 3) and MRT Proximity (4 vs 2); Bluwaters scores higher on Project's Historical Performance (2 vs 4) and Primary School Effect (5 vs 7).
- Which primary schools are within 1km of Estella Gardens?
- 2 primary schools are within 1km of Estella Gardens: White Sands Primary School, EAST Spring Primary School. 2 primary schools within 1km (nearest: WHITE SANDS PRIMARY SCHOOL at 0.85km). Moderate school access. Estella Gardens scores 5/10 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 Estella Gardens, and how big is the project?
- Estella Gardens is freehold, completed in 1999, has 350 units, developed by Bonsel Development Pte Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 350 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Estella Gardens in Changi, Loyang, Pasir Ris
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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