Resale Project Scorecard
Freesia Woods
D21 · Clementi Park, Upper Bukit Timah · freehold · completed 2003 · 129 units
Grade A, 7.12 out of 10, the 18th highest score among 74 resale condos in District 21.
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
- 2
- To Clementi MRT
- 900 m
Photo: Jnzl's Photos, CC BY 2.0 (Flickr)
Freesia Woods Score
- A
- Grade
- Score out of 10
- 7.12
- Highest score among 74 resale condos in District 21
- 18th
Strong project with clear strengths. Standout strengths: schools, tenure. Key weaknesses: future transformation, rental yield.
Project's Historical Performance25%8/10
Avg Ann. of +4.20% — top-quartile performance within its 2003-era cohort (70th percentile).
The district median is 7/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: Nan Hua Primary School at 0.60km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Nan Hua Primary School
- Pei Tong Primary School
- Clementi 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%5/10
129 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 5/10.
MRT Proximity13%6/10
900 m from Clementi MRT (EW23 / CR17) — moderate MRT proximity; walkable but not doorstep.
The district median is 8/10.
Rental Yield10%3/10
Rental yield of 2.60% — below-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%4/10
Limited future-catalyst exposure — nearest is Pandan Reservoir MRT (JE7, JRL2) at 2.09km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Freesia Woods scores 7.12
Freesia Woods scores 7.12 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 323rd of 2,350 resale condos scored in Singapore and 18th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Rental Yield (3/10).
| Factor | This condoFreesia Woods | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 7/10 | +0.25 | 67% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 96% of district |
| Project Size16% | 5/10 | 5/10 | ±0.00 | 38% of district |
| MRT Proximity13% | 6/10 | 8/10 | −0.26 | 4% of district |
| Rental Yield10% | 3/10 | 3/10 | ±0.00 | 40% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 27% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 23% of district |
Medians are across the 74 scored resale projects in District 21 (Clementi Park, Upper Bukit Timah). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Freesia Woods and a median-profile project (6.93). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Freesia Woods Prices
By unit type at Freesia Woods
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom2,207 sq ft | 2,207 sq ft | $2.88M | $1,348 psf | 2 |
Past transactions at Freesia Woods
10 resales, Nov 2021 to Oct 2026 · median $1,597 psf · $1,780,000 to $3,050,000 · all 10 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 15 Jul 2026 | 65 Sunset Way | 1 | #01-16163BR · Blk 65 | 3BR | 1,733 | $1,558 | $2,700,000 | Resale |
| 8 Jul 2026 | 63 Sunset Way | 5 | #05-12123BR · Blk 63 | 3BR | 2,680 | $1,138 | $3,050,000 | Resale |
| 13 Feb 2025 | 65 Sunset Way | 2 | #02-17173BR · Blk 65 | 3BR | 1,421 | $1,619 | $2,300,000 | Resale |
| 11 Oct 2024 | 61 Sunset Way | 4 | #04-01013BR · Blk 61 | 3BR | 1,378 | $1,742 | $2,400,000 | Resale |
| 8 May 2024 | 67 Sunset Way | 1 | #01-25253BR · Blk 67 | 3BR | 1,722 | $1,579 | $2,720,000 | Resale |
| 3 Mar 2023 | 61 Sunset Way | 1 | #01-05052BR · Blk 61 | 2BR | 1,442 | $1,574 | $2,270,000 | Resale |
| 12 Aug 2022 | 61 Sunset Way | 2 | #02-04042BR · Blk 61 | 2BR | 1,227 | $1,834 | $2,250,000 | Resale |
| 1 Aug 2022 | 65 Sunset Way | 4 | #04-13133BR · Blk 65 | 3BR | 1,432 | $1,711 | $2,450,000 | Resale |
| 8 Feb 2022 | 67 Sunset Way | 2 | #02-20202BR · Blk 67 | 2BR | 1,227 | $1,451 | $1,780,000 | Resale |
| 27 Jan 2022 | 63 Sunset Way | 3 | #03-12123BR · Blk 63 | 3BR | 1,432 | $1,614 | $2,310,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D21 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — | $1,408 psf |
| Feb–Apr 2022 | 1 | — | $1,449 psf |
| May–Jul 2022 | — | — | $1,459 psf |
| Aug–Oct 2022 | 2 | $1,773 psf | $1,524 psf |
| Nov 2022 – Jan 2023 | — | — | $1,470 psf |
| Feb–Apr 2023 | 1 | — | $1,611 psf |
| May–Jul 2023 | — | — | $1,643 psf |
| Aug–Oct 2023 | — | — | $1,565 psf |
| Nov 2023 – Jan 2024 | — | — | $1,848 psf |
| Feb–Apr 2024 | — | — | $1,693 psf |
| May–Jul 2024 | 1 | — | $1,740 psf |
| Aug–Oct 2024 | 1 | — | $1,710 psf |
| Nov 2024 – Jan 2025 | — | — | $1,744 psf |
| Feb–Apr 2025 | 1 | — | $1,708 psf |
| May–Jul 2025 | — | — | $1,909 psf |
| Aug–Oct 2025 | — | — | $1,806 psf |
| Nov 2025 – Jan 2026 | — | — | $1,844 psf |
| Feb–Apr 2026 | — | — | $1,944 psf |
| May–Jul 2026 | 2 | $1,348 psf | $1,906 psf |
| Aug–Oct 2026 | — | — | $1,911 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Freesia Woods Rent
- Median rent a month
- $3,900 to $5,200
- Gross yield
- 2.2%
- Rental contracts
- 11
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,900 | — | — | 4 |
| 3-bedroom | $5,200 | $5,000 to $5,600 | 2.2% | 7 |
Rental contracts at Freesia Woods
11 contracts, Sep 2025 to Aug 2026 · median $4,800 a month · $3,800 to $5,850
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 1,200 to 1,300 sq ft | $4,100 |
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $5,850 |
| Jul 2026 | 3BR | 2,500 to 2,600 sq ft | $5,800 |
| Jun 2026 | 2BR | 1,200 to 1,300 sq ft | $3,800 |
| Jun 2026 | 3BR | 1,300 to 1,400 sq ft | $4,800 |
| May 2026 | 3BR | 1,300 to 1,400 sq ft | $4,800 |
| Apr 2026 | 3BR | 1,700 to 1,800 sq ft | $5,200 |
| Feb 2026 | 2BR | 2,100 to 2,200 sq ft | $4,000 |
| Dec 2025 | 3BR | 1,400 to 1,500 sq ft | $5,200 |
| Nov 2025 | 2BR | 1,200 to 1,300 sq ft | $3,800 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Freesia Woods Notes
How these numbers are worked out
- Grade A places Freesia Woods 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: $1,348 psf at Freesia Woods against $1,901 psf across District 21, 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). 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.
- 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.
- 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 2 resale caveats at Freesia Woods ranged from $1,138 psf to $1,558 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 2 resale caveats in the 12 months to October 2026. The Historical Performance factor (8/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2003, 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 Clementi MRT (EW23 / CR17), 900 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 primary schools 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 Freesia Woods for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.